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Planning 2018-10-11 COMPLETE AGENDA PACKET - KING LASIK / OSTERLY PARK TOWNHOMES PHASE II
Department afCo unity Develop ent - hack Pace, ecror Allan Ekberg, Mayor CHAIR, NHAN NGUYEN; VICE -CHAIR, DENNIS MARTINEZ; COMMISSIONERS, MIGUEL MAESTAS, SHARON MANN, MIKE HANSEN, LOUISE STRANDER, AND HEIDI WATTERS BOARD OF ARCHITECTURAL REVIEW AGENDA OCTOBER 11, 2018 - 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS I. CALL THE MEETING TO ORDER II. ATTENDANCE III. CASE NUMBER: APPLICANT: REQUEST: LOCATION: IV. CASE NUMBER: APPLICANT: REQUEST: LOCATION: PL18-0018 Aso Jaff, Craft Architects Proposal to develop a 14,700 two-story medical office building with 39 parking spaces. Application includes Design Review, Shoreline Substantial Development Permit, and Special Permission — Sensitive Areas. Development Agreement adopted by Ordinance No. 2343 vests development on the property to the City of Tukwila's development regulations that were in effect as of January 1, 2009, including but not limited to the City's Shoreline regulations. 6700 Fort Dent Way PL18-0054 Mike Overbeck Design Review Major Modification and Preliminary Subdivision Approval for Phase 2 of the Osterly Park Townhomes. Phase 2 has been redesigned from the original approval, and proposes development of 15 townhomes instead of 23, and includes guest parking, access, recreation space, and landscaping. The three existing condo buildings previously proposed to be demolished will remain. 14426 34th Ave S; 14424 34th Ave S; and 14401-14420 34th Lane S; (parcel numbers 6433600090, 0040000083, 6433600110, and 6391110000) 6433610240 V. DIRECTOR'S REPORT VI. ADJOURN Tukwila City Ha!! • 6200 Sou center Boulevard • Tukwila, A 98. 8 •06 8800 • Websi e: TukwilaWA.gov 2 of 211 PROJECT NUMBER: FILE NUMBER: Al an Ek its` DeM ark Pm STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW DESIGN REVIEW — PUBLIC HEARING Prepared October 2, 2018 PL18-0008 L18-0012 Design Review — Public Hearing ASSOCIATED FILE NUMBERS: L18-0011 Shoreline Substantial Development Permit L18-0013 Special Permission — Sensitive Area E18-0003 SEPA APPLICANT: REQU EST: LOCATION: COMPREHENSIVE PLAN AND ZONING DESIGNATION: SEPA DETERMINATION: RECOMMENDATION: STAFF: ATTACHMENTS: Aso Jaff, Craft Architects obo King Lasik Design Review approval is requested for construction of a two-story, 14,700 sf structure and associated parking within the shoreline environment. 6700 Fort Dent Way, APN 2954900420 Regional Commercial Mixed -Use (RCM) A Determination of NonSignificance (DNS) was issued by the City of Tukwila on September 17, 2018. A revised Determination of NonSignificance was sent to agencies with jurisdiction and parties of record on October 2, 2018 following receipt of mitigation revisions from the applicant. Approval Max Baker, Assistant Planner A) Site, Landscape, and Lighting Plans B) Building Elevations and Renderings C) Materials/Color Selection (presented at hearing) D) Project Narrative from Applicant yr. r .206-433-j Web s!te. Tukwel mot L18-0012 King Lasik Design Review SR 10/2/2018 2 E) Ordinance 2343: Development Agreement between the City of Tukwila and Duane A. Wells, Gertrude Wells, and Larry Magone, for the development of 6700 Fort Dent Way. F) SEPA Determination G) Sensitive Areas Approval H) Shoreline Substantial Development Permit Approval 4 of 211 L18-0012 King Lasik Design Review SR 10/2/2018 3 FINDINGS PROJECT DESCRIPTION The project seeks approval to allow for the development of a two-story, 14,700 sf structure and associated parking within the shoreline environment. The majority of the proposed development is located within 200 feet of the Ordinary High Water Mark (OHWM) of the Green River. Figure 1 shows the subject parcel, highlighted in red; the orange overlay is the extent of the 200' Shoreline Jurisdiction. Figure 1: Subject Parcel Existing Development The subject property is located in an urban setting in Tukwila, Washington. The subject parcel is currently undeveloped, mixed -deciduous forest. Surrounding Land Use The subject abuts Interurban Avenue South to the south, the Green River to the west, Fort Dent Way to the east, and a large commercial building to the north. 5 of 211 L18-0012 King Lasik Design Review SR 10/2/2018 4 Figure 2: Existing site looking northeast from the intersection of Interurban Ave S and Fort Dent Way Topography and Vegetation The parcel is mostly level, with a steep riverbank leading to the Green River along the north boundary line. This is mostly comprised mixed -deciduous forest containing alders, maples, and cottonwoods. Vesting to Previous Code Through the Development Agreement provided under Ordinance No. 2343, the development on the subject property is vested through August 9th, 2021 to the following development regulations: The Tukwila Comprehensive Plan (Ord No. 2070 adopted November 22, 2004, as amended by Ordinance 2218 adopted December 15, 2008); The Tukwila Zoning Ordinance (Title 18, TMC); The Tukwila Subdivision Ordinance (Title 17, TMC); Shoreline Master Program designations and pre - designations, transportation concurrency regulations, stormwater, surface water treatment and quality, and surface water retention and detention design standards and ordinances. Development of the property shall not be subject, during the Term of the Agreement, to any amendments to, or replacements of, the Development Regulations listed above (see Attachment E). CRITERIA FOR APPROVAL This project is subject to Board of Architectural (BAR) design approval under Tukwila Municipal Code (TMC) Section 18.60.030. In the following discussion the Board of Architectural Review criterion is shown below in bold and italics, followed by staff's comments. For the applicant's response to the criteria, see Attachment D. 6 of 211 L18-0012 King Lasik Design Review SR 10/2/2018 5 Design Review Criteria TMC 18.60.050.E Commercial and Light Industrial The following criteria shall be considered in all cases, except that multi -family and hotel or motel developments shall use the multi -family, hotel and motel design review criteria: 1. RELATIONSHIP OF STRUCTURE TO SITE. a) The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement. The proposed project will significantly improve pedestrian movement adjacent to and within the site, with designated walkways providing access to the main entrance of the office and retail space from both Interurban Ave S and Fort Dent Way. Landscaping along Interurban Ave S and Fort Dent Way will provide an improved transition from the right-of-way. b) Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. A portion of the parking area is located behind the building, providing significant screening from Interurban Ave S. Screening of the remaining parking area with retained trees, a 10' Type I landscape buffer, and additional landscaping also works to reduce the visual impact of the parking area. c) The height and scale of each building should be considered in relation to the site. The Regional Commercial Mixed -Use (RCM) district allows a maximum height of 35'-0". The height of the proposed structure is 31', under the maximum height for the zone. 2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA. a) Harmony of texture, lines and masses is encouraged. The building is approximately 14,700 sf total on two levels, with a rectangular footprint oriented roughly east -west. The mass and scale of the building is consistent with the surrounding commercial/industrial areas. The proposed siding is somewhat industrial in character, with a combination of wood textures and metal finishes that work to complement one another. Large floor -to -ceiling windows on the ground floor provide significant transparency for the building along Interurban Ave S and within the site's parking lot. The texture and lines of the proposed materials are harmonious. b) Appropriate landscape transition to adjoining properties should be provided. A 10' Type I landscape buffer is proposed along Interurban Ave S, along with a variety of retained and replacement native trees. A 10' Type I landscape buffer is proposed between the building and Fort Dent Way, along with existing street trees. A 5' Type II landscape buffer is proposed between the site and the adjacent property to the north. c) Public buildings and structures should be consistent with the established neighborhood character. 7 of 211 L18-0012 King Lasik Design Review SR 10/2/2018 6 The proposed buildings will contain a second story office space for King Lasik, a Lasik eye surgery medical outfit, and a first story retail area. The two-story structure is an appropriate massing in the context of the surrounding Regional Commercial Mixed -Use district, where many structures are one to two stories. d) Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. The structure's main entrance and parking area are located along the northern elevation of the structure, providing a safe staging area away from the intersection of Interurban Ave S and Fort Dent Way. A pedestrian pathway is provided from Fort Dent Way as well as Interurban Ave S, providing easy access to and from the King County Metro bus stop along Interurban Ave S. e) Compatibility of on -site vehicular circulation with street circulation should be encouraged. A paved pedestrian pathway from Interurban Ave S to the main entrance has been provided. Entrance and exit ramps are located away from the building at each end of the parking area, reducing potential conflicts with pedestrians. !N1 j I Uf'i3A?4 Ayr Figure 3: Site plan showing vehicular and pedestrian access from Interurban Ave S and Fort Dent Way 3. LANDSCAPING AND SITE TREATMENT a) Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. No changes to site topography are proposed. 8 of 211 L18-0012 King Lasik Design Review SR 10/2/2018 7 b) Grades of walks, parking spaces, terraces and other paved areas should promote safety, and provide an inviting and stable appearance. Grades of paved areas are minimal. c) Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. The project meets the design criteria. The site is classified as a critical shade area through King County's Green River SWIF Current Conditions Report Aquatic, Floodplain, and Riparian Habitat Technical Memorandum (King County and Normandeau (2014). As part of the SEPA determination provided on October 2, 2018, the applicant will provide for all mitigation plantings to be located onsite at the City's requested 1:1 replacement ratio, therefore, 35 native replacement trees will be located onsite. The applicant is committed to success of the native replacement plantings, and as such, monitoring will be required for five years beginning at year zero when the plantings are installed. A brief monitoring summary will be prepared by the applicant and submitted to the City yearly following the yearly monitoring event. If it is later discovered that the 35 replacement trees cannot be accommodated onsite for a yet unknown reason, the applicant may work with the City of Tukwila and the Muckleshoot Indian Tribe to identify offsite mitigation options or pay a fee into the City's Tree Fund for each tree that is unable to be mitigated for through planting. Applicant will provide revisions to landscape plans to meet native species tree requirements within 150' of Ordinary High Water Mark as set forth in SEPA decision E18-0003, dated October 2, 2018. Landscape plans and compliance with SEPA determination will be reviewed as part of development permit. d) In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. The proposed landscaping will be verified to ensure the plantings are done according to City standards, including the species used. Curbs will help to ensure that landscaped areas are not encroached upon. e) Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. Per TMC 18.70.090 (B), design review triggers compliance with the City's adopted landscaping requirements. Additionally, the Board of Architectural Review may modify the standards when in their judgement strict compliance with the landscaping standards of the code would create substantial practical difficulties. The current proposal meets the landscape requirements of TMC 18.52. f) g) Screening of service yards and other places that tend to be unsightly should be accomplished by use of walls, fencing, planting or combination. Landscaping along the perimeter is proposed. A trash enclosure will screen refuse containers for the site from view. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used. 9 of 211 L18-0012 King Lasik Design Review SR 10/2/2018 8 No such features are proposed. h) Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. Lighting will be configured to provide safe vehicular and pedestrian travel through the site (see Attachment A). 4. BUILDING DESIGN. a. Architectural style is not restricted; evaluation of a project should be based on quality of its design and relationship to its surroundings. While freedom was given to the applicant to design a building that would meet the functional needs of the proposed medical office and retail functions, City staff also worked to ensure that the project's design would be appropriate for the surrounding commercial built environment. b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments. The mass and scale of the building is consistent with the surrounding commercial/industrial areas. c. Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. Windows will utilize same materials throughout. Larger floor -to -ceiling windows along the ground floor will provide significant transparency at the pedestrian level. Doors, railings, trim, and gutters will be of similar materials and colors. d. Colors should be harmonious, with bright or brilliant colors used only for accent. The proposed color scheme was selected by the owner and is appropriate for the design of the building. The colors include a combination of natural wood tones with dark/charcoal gray accents which are meant to blend in with the surrounding natural area. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. Mechanical equipment will be roof -mounted and enclosed in metal screening so that it is not visible from public streets and adjacent properties. Trash receptacles will be enclosed and painted to match color scheme of main structure. f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. Exterior lighting is harmonious with contemporary design of main structure (see Figure 4). 10 of 211 L18-0012 King Lasik Design Review SR 10/2/2018 9 g• Figure 4: Proposed Exterior Lighting Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. A large windowed atrium containing the main entrance and stairwell at the southeast corner of the structure provides variation in form along the north and east elevations. Floor -to -ceiling windows along the ground floor provide additional visual interest and reduce the impact of sections of blank walls. Figure 5: North Elevation showing windowed atrium at southeast corner of structure. 1. MISCELLANEOUS STRUCTURES AND STREET FURNITURE. a) Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. This proposed development has provided several pedestrian -friendly features in order to support a comfortable environment for pedestrians. Weather protection in the form of 11 of 211 L18-0012 King Lasik Design Review SR 10/2/2018 10 overhanging canopies is provided at each building entrance, as well as pedestrian -oriented signage at each entrance. Light fixtures on the building will also highlight these features. The landscape design for the development is also intended to augment the pedestrian experience of this site, with planter boxes provided adjacent to seating areas. Benches will be provided on the plaza in front of the main floor tenant entrances in order to provide a place of relaxation or rest to the pedestrians on site. b) Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Illuminated bollards will be provided in connection to the furniture provided on the pedestrian plaza to the north of the building, adjacent to the main tenant entrances. This lighting will serve to provide both visual interest and safety for employees and visitors when it is dark outside. Building mounted exterior lighting will supplement the illuminated bollards in this area. CONCLUSIONS Through the Development Agreement provided under Ordinance No. 2343, the development on the subject property is vested through August 9th, 2021 to the following development regulations: The Tukwila Comprehensive Plan (Ord No. 2070 adopted November 22, 2004, as amended by Ordinance 2218 adopted December 15, 2008) and the Tukwila Zoning Ordinance (Title 18, TMC). 1. Site Planning: The site is accessed by two driveways, one from Fort Dent Way and one from Interurban Ave S, each of which are located away from the building to reduce vehicular and pedestrian conflicts near the main entrances. Pedestrian walkways are provided from the public sidewalks, allowing for easy connections from the nearby intersection and King County Metro bus stop. Landscaping is organized in a way that will protect plantings to ensure survival. Landscaping is in compliance with all Tukwila Municipal Code standards. The City's Urban Environmentalist has reviewed and approved proposed plant species, siting and materials to ensure appropriate spacing. 2. Building Design: The renderings demonstrate a cohesive style and quality design. Materials are varied between siding, trim, awnings, adding some visual interest. The color palette is appropriate for the materials proposed. Exterior building materials include flush siding finished in wood tones along with metal trims. 3. Landscape and Site Treatment: Landscaping with native species is proposed along the eastern and northern perimeter of the proposed addition in accordance with TMC 18.44.080. The proposed landscaping will enhance the new addition and provide additional habitat adjacent to the Green River. 4. Miscellaneous Structures: No structures other than the main addition are proposed. Roof top mechanical equipment is proposed to be screened with metal enclosures. Mechanical and waste enclosures are designed to match design of main structure, effectively reducing their visual impact. Benches and weather screening in the form of awnings work to create an inviting pedestrian plaza near the main entrances along the northern face of the building. 12 of 211 L18-0012 King Lasik Design Review SR 10/2/2018 11 RECOMMENDATIONS Staff recommends approval of the Design Review application. INFORMATIONAL ITEMS 1. Applicant will provide revisions to landscape plans to meet native species tree requirements within 150' of Ordinary High Water Mark as set forth in SEPA decision E18-0003, dated October 2, 2018. Landscape plans and compliance with SEPA determination will be reviewed as part of development permit. 2. Owner/Applicant shall pay a Traffic Concurrency Test Fee under Public Works permit no. C18-0003 in the amount of $3,600.00 for Office between 10,001 and 20,000 sq. ft of Gross Floor Area 3. Applicant may wish to explore tapping the 8" fire line supply to provide both domestic and irrigation water supplies to minimize Fort Dent Way Street crossings. 13 of 211 14 of 211 INTERURBAN AVE S RONTYARP SETBACK GENERAL N( STANDARD PARKING STALLS ARE 2. COMPACT PARKING STALLS MARk 3. ALL SIDEWALKS ARE MIN. 5'-0) U-O.N SCORING PATTERN WITH M 4. CURB LOCATION AND TYPE REFS 5. PROVIDE. DETECTABLE WARNING 1 RAMPS. 6- COMPLY WITH IBC CHAPTER 11 SITE KEY NOTES: 1. MONUMENT SIGN INTERNALLY ILLUMINATED ON CONCRETE PEDESTAL (UNDER SEPARATE PERMIT) 2. EXISTING CURB CU. 3. NEW CURB CUT, SEE CIVIL 4, BICYCLE RACKS. 5. 96)4X30"WX16"H PREFABRICATED DECORATIVE CONCRETE PUNTER BOX. 6_ 96)LX in PREFABRICATED BENCH WITH WOODEN SIA't SEAT AND BACK, AND MEAL. LEGS. 7. TRASH ENCLOSURE, CMU ENCLOSURE WITH DECORATIVE GATES (6' GATED). 8. TRANSFORMER. 9. CONCRETE SIDEWALK WITH DECORATIVE PATTERN. 10. DIRECTIONAL SIGNAGE/MARKINGS 11. LOADING ZONE, STRIPED. 12. ADA PARKING SPACES WITH SIGNAGE, SEE DETAIL 13. COVERED LOADING PORCH. 14. ILLUMINATED BOLLARDS, TYP. 15. SITE LIGHTING - POLE MOUNTED 16. EXTEND EXISTING PAVEMENT STRIPING FULL WIDTH OF STREET AND CURBCUT. 17. LINE OF BUILDING ABOVE. 18. TRANSFORMER SCREEN WITH DECORATIVE GATES. 19. EXISTING BUS STOP 20- GAS METER. 21. EXISTING SIDEWALK PER CIVIL AND SURVEY. 22- CAST IN PUCE CONCRETE CURBS TYPICAL. 23. ASPHALT PAVING TYPICAL. 24_ LANDSCAPING TYPICAL AT ISLANDS AND YARDS. 25. EXISTING CROSSWALKS. 26. WATER METER. SEE CIVIL.. C6. 27_ CONCRETE STAIR (4) 6" RISERS/ 12) TREADS 28. PROVDE CONTRASTING PAVING WHERE PEDESTRIAN SIDEWALK CROSSES DRIVE AISLE. a r chi t e c t s 2505 Third Avenue Suite 324 Seattle, WA 98121 206.720.7001 phone 206.720.2949 fax www. crafta rc h i to cts. co m CONSULTANT NO�uG xON CO Submittals/Revisions: 11/30/2017 SSDP/DR 08/ RESPONSE 27 2018 REVIEW Sheet Title: ARCHITECTURAL SITE FLAN Date: 6/17 Design: CB + JW Drawn: Project No: 16-067 Approved: ARCHITECTURAL SITE PLAN 11 0 16 8 Building No: 15 of 21N1 A0.1 COPYRIGHT CRAFT ARCHITECTS 2016 16 of 211 DIVISIBLE TENANT SPACE 108 r U. STAR 107 ELEV. : ACH. COM 102 OPEN 1'N ABOVE DD 0J_ STAIR UP d6 I I STANDARD PARKING STP 2. COMPACT PARKING STEAL 3. ALL SIDEWALKS ARE MII SCORING PATTERN WITH 4. CURB LOCATION AND Tl 5. PROVIDE DETECTABLE W RAMPS. 6- COMPLY WITH IBC CHAP 7. DOOR FIARDWARE • CO STAINLESS TYPICAL THR PLAN KEY NOTES: 1. CANOPY BELOW -STEEL CHANNEL PERIMETER ALUMINUM FRAMES, LAMINATED GLAZING. 2. CANOPY ABOVE 3. LINE OF SECOND FLOOR ABOVE 4. POTENTIAL BATHROOM ROOM LOCATIONS (FUTURE TENANT IMPROVEMENT) 5. POTENTIAL CORRIDOR LOCATION (FUTURE TENANT IMPROVEMENT) 6_ CURTAINWALL SYSTEM - INSULATED GLAZING, THERMAL BREAK (KAWNEER 1600, WALL SYSTEM 1 WITH THERMAL BREAK) 7. STOREFRONT SYSTEM - INSULATED GLAZING, THERMAL BREAK, 6"DEP'TH (KAWNEER TRIFAB 601T WITH THERMAL BREAK) 8. STOREFRONT SYSTEM - INSULATED GLAZING, THERMAL BREAK, 4 1/2"DEPTH (KAWNEER TRIFAB VG 4511' THERMAL BREAK) 9. 1 HOUR RATED WALLS AND SHAFTS TYPICAL. 5/8`TYPE 'X' GWB BOTH SIDES 6"STEEL STUDS (DEEPER STUDS AT X BRACES) 10. FIRE RATED GLAZING AND FRAMES AT LOBBY I1. CONCRETE SLAB OVER VAPOR BARRIER OVER GRANULAR FILL. STAIN AND POLISH CONCRETE FLOORS IN LOBBY AREA. SECOND FLOOR CONCRETE SLAB OVER METAL DECK 12. TYPICAL STEEL COLUMNS - NONCOMBUSTIBLE. 13. STEEL STAIR AND GUARDRAIL - BLACKENED STEEL FINISH, PRECAST CONCRETE TREADS, PERFORATED S'TAINL$'.SS STEEL. RISERS, SWAGED STAINLESS STEEL. (SS) CABLES, SS HANDRAILS 14. STEEL GUARDRAIL. - BLACKENED STEEL FINISH, SWAGED SS CABLES, SS HANDRAIL.. 15. PREFABRICATED STAIR - STEEL CONSTRUCTION, PAINTED, CONCRETE PAN LANDING AND TREADS, STEEL GUARDRAILS AND HANDRAILS 16. MOP SINK AND SHELVES 17. ILLUMINATED EXIT SIGN, 18. STOREFRONT DOORS, INSULATED GLAZING. (KAWNEER 360 INSULATED SYSTEM - MEDIUM 4° STILE) 19. SOLID CORE METAL DOORS IN HM FRAMES, PAINTED FINISH. INSULATED METAL WITH VIEWPORT, RATED. 20- SOLID CORE W000 DOORS IN HM FRAMES, VENEER FINISH. FULL LAMINATED GLAZING AT MEDICAL OFFICE ENTRY. RATED. 21- TPO LOW -SLOPE ROOFING SYSTEM 22. ROOF DRAIN AND OVERFLOW DRAIN 23- MECHANICAL EQUIPMENT TBD, CURB MOUNTED WITH CRICKETS. 24. MECHANICAL EQUIPMENT SCREEN MOUNTED TO EQUIPMENT. 25- PREFINISHED COPING ENTIRE PERIMETER 26. ROOF ACCESS HATCH WITH LADDER AND GUARDRAIL. 27_ 30X42 AREA OF REFUGE 28. TAPERED RIGID INSULATION CRICKET. 29- 'X' BRACE LOCATION_ 30- HANDRAIL - WALL MOUNTED (ACROVYN)_ 31. DOWNSPOUT WITHIN PRE -FINISHED ALUMINUM COLUMN COVER. 32. PRE -FINISHED ALUMINUM COLUMN COVER architects 2505 Third Avenue Suite 324 Seattle, WA 98121 206.720.7001 phone 206.720.2949 fax www.crafterchitects.com KING LASIK Q 0Q 0 Q N co CONSULTANT NO�RUC SON GOO I Submittals/Revisions: 11/30/2017 SSDP/DR Sheet Title: FIRST FLOOR PLAN Date: Design: Drawn: Project No: Approved: 11/26/17 CB + JW VL 16-067 FIRST FLOOR PLAN I L8.. 1._0.. Building No: 17 0f2e11 A v . 1 COPYRIGHT CRAFT ARCHITECTS 2016 18 of 211 Ilk MEDICAL OFFICE SPACE 207 STANDARD PARKING STALLS ARE 2. COMPACT PARKING STALLS MARK 3. ALL SIDEWALKS ARE MIN.5':0) ' SCORING PATTERN WITH MAX 1:2 4. CURB LOCATION AND TYPE REFS 5. PROVIDE DETECTABLE WARNING 1 RAMPS. 6- COMPLY WITH IBC CHAPTER 11 7. DOOR HARDWARE - COMMERCIAL STAINLESS TYPICAL THROUGHOUT PLAN KEY NOTES: 1. CANOPY BELOW -STEEL CHANNEL PERIMETER ALUMINUM FRAMES, LAMINATED GLAZING. 2. CANOPY ABOVE 3. LINE OF SECOND FLOOR ABOVE 4. POTENTIAL BATHROOM ROOM LOCATIONS (FUTURE TENANT IMPROVEMENT) 5. POTENTIAL CORRIDOR LOCATION (FUTURE TENANT IMPROVEMENT) 6_ CURTAINWALL SYSTEM - INSULATED GLAZING, THERMAL BREAK (KAWNEER 1600, WALL SYSTEM 1 WITH THERMAL BREAK) 7. STOREFRONT SYSTEM - INSULATED GLAZING, THERMAL BREAK, 6"DEP'TH (KAWNEER TRIFAB 601T WITH THERMAL BREAK) 8. STOREFRONT SYSTEM - INSULATED GLAZING, THERMAL BREAK, 4 1/2"DEPTH (KAWNEER TRIFAB VG 4511' THERMAL BREAK) 9. 1 HOUR RATED WALLS AND SHAFTS TYPICAL. 5/81TYPE 'X' GWB BOTH SIDES 6"STEEL STUDS (DEEPER STUDS AT X BRACES) 10. EIRE RATED GLAZING AND FRAMES AT LOBBY ll. CONCRETE SLAB OVER VAPOR BARRIER OVER GRANULAR FILL. STAIN AND POLISH CONCRETE FLOORS IN LOBBY AREA. SECOND FLOOR CONCRETE SLAB OVER METAL DECK 12. TYPICAL STEEL COLUMNS - NONCOMBUSTIBLE. 13. STEEL STAIR AND GUARDRAIL - BLACKENED STEEL FINISH, PRECAST CONCRETE TREADS, PERFORATED SYAINLk'.SS STEEL.. RISERS, SWAGED STAINLESS STEEL. (SS) CABLES, SS HANDRAILS 14. STEEL GUARDRAIL. - BLACKENED STEEL FINISH, SWAGED SS GABLES, SS HANDRAIL.. 15. PREFABRICATED STAIR - STEEL CONSTRUCTION, PAINTED, CONCRETE PAN LANDING AND TREADS, STEEL GUARDRAILS AND HANDRAILS 16. MOP SINK AND SHELVES 17. ILLUMINATED EXIT SIGN, 18. STOREFRONT DOORS, INSULATED GLAZING. (KAWNEER 360 INSULATED SYSTEM - MEDIUM 4) STILE) 19. SOLID CORE METAL DOORS IN HM FRAMES, PAINTED FINISH. INSULATED METAL WITH VIEWPORT, RATED. 20- SOLID CORE W000 DOORS IN HM FRAMES, VENEER FINISH. FULL LAMINATED GLAZING AT MEDICAL OFFICE ENTRY. RATED. 21- TPO LOW -SLOPE ROOFING SYSTEM 22. ROOF DRAIN AND OVERFLOW DRAIN 23- MECHANICAL EQUIPMENT TBD, CURB MOUNTED WITH CRICKETS. 24. MECHANICAL EQUIPMENT SCREEN MOUNTED TO EQUIPMENT. 25- PREFINISHED COPING ENTIRE PERIMETER 26. ROOF ACCESS HATCH WITH LADDER AND GUARDRAIL. 27_ 30X42 AREA OF REFUGE 28. TAPERED RIGID INSULATION CRICKET. 29- 'X' BRACE LOCATION_ 30- HANDRAIL - WALL MOUNTED (ACROVYN)_ 31. DOWNSPOUT WITHIN PRE -FINISHED ALUMINUM COLUMN COVER. 32. PRE -FINISHED ALUMINUM COLUMN COVER 2505 Third Avenue Suite 324 Seattle, WA 98121 206.720.7001 phone 206.720.2949 fax www.crafterchitects.com KING LASIK Q 0Q 0 Q N co CONSULTANT NO1RUC SON GOO / Submittals/Revisions: 11/30/2017 SSDP/DR Sheet Title: SECOND FLOOR PLAN Date: Design: Drawn: Project No: Approved: 11/26/17 CB + JW VL 16-067 SECOND FLOOR PLAN 1T8. - L._Q,. Building No: 19 ofsZl A COPYRIGHT CRAFT ARCHITECTS 2016 20 of 211 PRELIMINARY TREE RETENTION, LANDSCAPE, and IRRIGATION SET FOR KING LASIK BUILDING A PORTION OF THE NW Y4 OF THE SW Y4 OF SECTION 24, AND THE NE Y4 OF SE Y4 OF SECTION 23 TOWNSHIP 23 NORTH, RANGE 4 EAST W.M. CITY OF TUKWILA, KING COUNTY LANDSCAPE LEGEND ARBORIST WOOD CHIP MULCH IN THESE AREAS. DO NOT USE BARK MULCH EXISTING ZONING: RCM, REGIONAL COMMERCIAL MIXED USE 6,>TAN rOk41„ o9��A 4,4 FN/. ss 9>_ BARRK MULCH IN THIS AREA 5' WIDTH TYPE II LANDSCAPE BUFFER REQUIRED 1 TREE PER 20' OF PERIMETER, 1 SHRUB FOR EACH 5' LIVING GROUND COVER 90% EXISTING ZONING: RCM, REGIONAL COMMERCIAL MIXED USE 1'=20' 0 10 20 40 �QC ARBORIST WOOD CHIP MULCH IN THESE AREAS. DO NOT USE BARK MULCH � Css EXISTING LANDSCAPING TO REMAIN ass ��Tss OU REMOVE NON-NATIVE WEEDY SPECIES OUTSIDE OF TREE DRIPLINE AS SHOWN. RETAIN ANY NATIVE VEGETATION OTHERWISE. FOR ANY BARE PATCHES, INSTALL KINNIKINNIK AT SPACING AND CONTAINER SIZE SHOWN IN PLANT SCHEDULE 10 WID H TYPE I LANDSCAPE BUFFER REQUIRED RETAIN EXISTING LANDSCAPING WITHIN TREE CANOPY. REMOVE NON-NATIVE WEEDY PLANT SPECIES SUCH AS BLACKBERRY AND SCOTS BROOM. 2"-3" DEPTH ARBORIST WOOD CHIP MULCH FOR ANY BARE PATCHES /4' STATE OF WASHINGTON REGISTERED LANDSCAPE JEFt M. VARLET CEP TIEICA IL No. "T4 EXISTING LANDSCAPING TO REMAIN PLANT SCHEDULE SYMBOL BOTANICAL / COMMON NAMES SIZE CONDITION SPACING QUANTITY REMARKS TREES: THUJA PLICATA 'EXCELSA' / 6'-8' HT. A5 SHOWN 5 STAKE & GUY ONE GROWING COLUMNAR WESTERN RED CEDAR B & 8 SEASON: NURSERY GROWN, UN -CUT LEADER ACER CIRCINAIUM / 8'- 10' HT. A5 SHOWN 10 STAKE & GUY ONE GROWING VINE MAPLE B & 8 SEASON: NURSERY GROWN 0 ACER RUBRUM 'ARMSTRONG' / COIOMNARE RED MAPLE 2" CAL B & 8 A5 SHOWN 9 STAKE & GUY ONE GROWING SEASON: NURSERY GROWN FOR STREET TREE USE, BRANCHED AT 6' PSEUDOTSUGA MENZE1511 / 6' HEIGHT AS SHOWN 5 STAKE & GUY ONE GROWING DOUGLAS FIR B & 8 SEASON: NURSERY GROWN, UN -CUT LEADER STYRAX JAPONICA / 2" CAL A5 SHOWN 4 STAKE & GUY ONE GROWING JAPANESE SNOWBELL B & 8 SEASON: NURSERY GROWN FOR STREET TREE USE, BRANCHED AT 5' THUJA PLICATA / 6' HEIGHT A5 SHOWN 15 STAKE & GUY ONE GROWING WESTERN RED CEDAR B & 8 SEASON: NURSERY GROWN, UN -CUT LEADER FOR ALL DECIDUOUS TREES, OTHER THAN VINE MAPLE, A5 THE TREE MATURES. PRUNE LOWER LIMBS UNTIL THERE IS A 7' HEIGHT CLEAR SPACE FROM FINISH GRADE TO LOWEST LIMB SHRUBS: PENNISETUM ALOPECOROIDES 'HAMELN' / 18" HT MIN. AS SHOWN 63 FULL AND BUSHY FG DWARF FOUNTAIN GRA55 LAVANOULA SP. 'HIDCOTE' / 18" HT MIN. A5 SHOWN 60 FULL AND BUSHY AVENDER 0 EUDNYMUS FORTUNEI 'EMERALD N GOLD' / EUDNYMUS 18" HT MIN. A5 SHOWN 37 FULL AND BUSHY MAHONIA AQUIFOLIUM / 18" HT MIN. AS SHOWN 47 FULL AND BUSHY TALL OREGON GRAPE . PIERIS JAPONICA 'CAVATINE' / PIERIS 18" HT MIN. A5 SHOWN 44 FULL AND BUSHY MVRICA CALIFORNICA / 18" HT MIN. AS SHOWN 27 FULL AND BUSHY MY PACIFIC WAX MYRTLE RH RHRHODODENDRON SP. 'ANAH KRUSCHKE' / RHODIE 18" HT MIN. A5 SHOWN 49 FULL AND BUSHY sf POLYSTICHUM MUNITUM / SWORD FERN 18" HT MIN. AS SHOWN 14 FULL AND BUSHY MAHONIA NERVOSA / LOW OREGON GRAPE 18" HT MIN. A5 SHOWN 12 FULL AND BUSHY O SYMPHORICARPOS AIMS / SNOWBERRY 18" HT MIN. AS SHOWN 24 FULL AND BUSHY ROSA NUTKANA / NOOTKA ROSE 18" HT MIN. AS SHOWN 22 FULL AND BUSHY RC RIBES SANGUINEUM / RED FLOWERING CURRANT 18" HT MIN. A5 SHOWN 13 FULL AND BUSHY GROUNDCOVERS: CRASSIFOLIA 'BRESSINGHAM RUBY' / BE4 EAR ELEPHANT GAUULTHHERIA SHALLON / I GALLON I GALLON 24" 0.C. 36" 0.C. 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P °0 . 0 °0 . 0 °c , 0 "0 . 0 0. 0 0. 0 0. 0 "a . a 0. a 0 . a 0. p 0. 0 0. 0 °0 , 0 0. 0 0. 0 0. 0 0. 0 2-2 � I o q.z o.l o.l 0.1 al 0.0 o.o o.o o.o o.o 0.0 0.0 0.o o.o o.a °o.o 0.0 0.0 "o.o o.Q o.o o.o o.a o.0 0.o a.o °o,o 0. 0. 4 "0 . 2 7::::::::::: A 0 °0 . 0 °00 ":::::::: A °0 ":::::::::: "'0 . 0 0 . P 0 . 0 °0 . 0 °0 . 0 0 . 0 0 . 0 20 . 0 0 . 0 0 . 0 °0 . 0 ° 2 . 0 ......E, . 2 . 3{2 2.,i 2 .3 1 . 8 7 . 5 °1 . 2 °0 . 2 "0.1 0. 0.0 0.0 0.0 0.0 "0.1 °0. 0.0 0.0 0.0 0.0 0.0 "0.0 0.0 0.1\ 0.1 0.4 0.0 0,1 0.2 0.3 0.3 "0.2 0.2 0.1 Luminaire Schadule Label VP-S-60NB-.36-4K.-T4-BLC 88619 Calculation Summary Label CG.lcPts 1 Arrangement SING'.+LE SINGLE CalcType Units Illum _nance °0.0 0.0 0.0 0.0 "0.0 0.0 0.0 0.0 0.0 0.0 °0.0 F Lum. Watts Lum. Lumens Description 0.850 137 9271 VP-S-60NB-136-4K-T4- 0.850 20.51 405 68 619 Avg/Min Max/Min Page 1 of 1 KING LASIK 2505 Th)rd Avenue Suite 324 Seattle, WA 98121 206 720 7001 phone 206.720.2949 fax www.craftamMtects.com CONSULTANT Submittals/Revisions: 11/30/2017 SSDP/DR Sheet Title: SITE LIGHTING PLAN Dote: Design: Drawn. Project No: Approved: 11/0D/17 CB +JW VL 16-067 Building No: SITE LIGHTING PLAN NTS 23 ofs211 COPYRIGHT CRAFT ARCHITECTS 2016 24 of 211 0 0 6ao" 0 0 26'-2( LILT ® ®®1111 0 TO NORTH ELEVATION 0 0 MECH SCREEN 35' 0` �J T PARAPET 31' O LEVEL 2 40' LEVEL 1 TO MECH SCREENh O SOUTH ELEVATION 2 „5.- ELEVATIC 1 RAINSCREEN WALL - TRI EXTRUDED ALUMINUM FU A PUGS ROMANTIC WAI B PU24 MYSTIC CEDAR 2 RAINSCREEN WALL - AEI ORIENTATION EXTRUDE° 3 CURTAINWALL SYSTEM - COLOR BLACK ANODIZE( 4 STORFFFONT SYSTEM - 601T) (WITH INTERNAL S 5 STOREFRONT SYSTEM - 4511) (WITH INTERNAL STEFL WHERE Prou Uro ,C01 BLACK ANODIZED- 6 HIGH PERFORMANCE INSULATED GLAZING, GRAY TINTS TYPICAL 7 HIGH PERFORMANCE INSULATED SPANDREL GLAZING, COLOR TBD 8 HIGH PERFORMANCE INSULATED CLEAR GLAZING 0 INSUI ATFD STEEL DOOR AND FRAME WITH VIEWPORT 10 PREEINISHED COPING TYPICAL MTL--2 COLOR COOL MATTE BLACK a r c h t t e c L s 1t STEEL CANOPIES T"PIGAI - STRUCTURAL STFFI CHANNEL FRAME PAINTED FINISH, LAMINATED SAFETY GLAZING IN BLACK ANODIZED ALUMINUM FRAME, PNT 12 ALUMINUM COLUMN COVER WITH BLACK ANODIZED FINISH 13 MECHANICAL EQUIPMENT SCREEN 14 ILI UMINATED SIGNAGF BY OWNER 2505 Third Avenue Suite 324 Seattle, WA 98121 206.720.7001 phone 206.720.2949 fax www. crafta rc h i to cts. co m ONSULTANT Np�RUC �pN CO° Submittals/Revisions. 11/30/2017 SSDP/DR 08/21/2018 REVIEW RESPONSE Sheet Title EXTERIOR ELEVATIONS Date. Design Drawn. Project No: Approved: 11/26/17 CB + JW VL 16-067 Building No 25 ofs21 . A3.1 0 EAST ELEVATION 0 WEST ELEVATION COPYRIGHT CRAFT ARCHITECTS 2016 26 of 211 November 20, 2017 City of Tukwila — Department of Community Development 6300 Southcenter Boulevard Tukwila, Washington 98188 Design Narrative — King Lasik The site is approximately 49,500 sf (1.14 acres), with street frontage on Fort Dent Way and Interurban Avenue. The site is currently undeveloped. King Lasik intends to develop the site with a two-story medical office building and associated parking. The scope of the proposed project includes all necessary fill and grade and shell construction along with landscaping, utility, and frontage improvements needed to complete the project. The proposed project includes one new vehicle ingress/egress point from Fort Dent Way and one existing vehicle ingress/egress point from Interurban Avenue. Ingress and egress points are linked by a 26' wide fire access/truck roadway within the site. A 10' setback/landscape buffer is provided along Interurban Avenue, and a 20' setback/landscape buffer is provided along Fort Dent Way. The building is approximately 14,700 sf total on two levels, with a rectangular footprint oriented roughly east -west. The building will be two stories, Type II-B construction, fully sprinkled. King Lasik will occupy the upper level of the building, and the main level will be leased to one or more tenants. The building height is approximately 32'. Overall, this proposed development is compatible with the City of Tukwila's criteria for commercial developments, including creating a high -quality built environment and construction using durable materials that enhance the built environment and minimize the need for maintenance. 1. Relationship of Structure to Site a. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping and pedestrian movement. Located at the northeast corner of the intersection of Fort Dent Way and Interurban Avenue, the site sits approximately level with the adjacent roads. The arrangement of the building, oriented to align with the intersection of the two roads, works with this topography and allows for straightforward vehicle and pedestrian circulation. Landscaping will augment the relationship between the building and the surrounding streets, providing a human -scaled transition for both visitors to the site and passersby. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. General urban design guidelines encourage surface parking areas placed to the side or in back of a building, which is provided here. The surface parking is more functionally aligned with the main entrances, and as such is sited in this area. This layout allows for the majority of the parking 2505 Third Avenue ( Suite 324 1 Seattle, Washington 98121 1 P 206.720.7001 1 F 206.720.2949 27 of 211 King Lasik Design Narrative November 20, 2017 area to be screened from the adjacent streets, thereby moderating the visual impact of this paved area. c. The height and scale of each building should be considered in relation to its site. This proposed development will be similar in functionality to the adjacent Fort Dent business park office buildings and similar in scale and functionality to the adjacent medical office buildings across Fort Dent Way to the southeast. Building setbacks are consistent with these adjacent office properties, creating an "edge" and visual continuity. On -site vehicular circulation is compatible with street circulation and pedestrian walkways. 2. Relationship of Structure and Site to Adjoining Area a. Harmony in texture, line and masses is encouraged. The surrounding neighborhood buildings employ similar massing to the proposed building; two- story buildings with ribbon windows and glazing at the entrance are common in this area and will be imitated in this proposed project. b. Appropriate landscape transition to adjoining properties should be provided. The only directly adjoining property to this site is to the northeast. This two-story office building property is surrounded by trees and native vegetation; the proposed project will provide a similar landscaping aesthetic so that the transition between these two properties is smooth and appropriate. To the northwest, the site borders on the Green River. In this location, the existing landscape will remain largely undisturbed, with supplemental native vegetation provided as needed. c. Public buildings and structures should be consistent with the established neighborhood character. The established character of this neighborhood includes easily accessible medical and general office buildings, with tree lined streets and pedestrian friendly paths. This proposed development will maintain and support this established character with a complementary use and site features. This project aims to improve the pedestrian environment in this neighborhood, making it easy, safe and comfortable to walk between buildings and from the street to building entries, and provide safe routes for pedestrians and the disabled. d. Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency, and convenience should be encouraged. The aim of this development is to provide safe, convenient vehicular access, and minimize compromises to the pedestrian environment. Contrasting paving materials will be utilized at crosswalks and driveways in order to distinguish between pedestrian and vehicle circulation areas. The site landscaping will be designed such that views of pedestrians or drivers are not 28 of 211 King Lasik Design Narrative November 20, 2017 blocked where their movements intersect; a minimum 10 foot wide landscaped buffer is provided between all parking areas and public street right-of-ways. This building has a dedicated sidewalk creating an accessible route to the public way; this sidewalk will connect the main building entrance to the perimeter public circulation paths in a safe and efficient manner. There is a transit stop directly adjacent to the site along Interurban Avenue; pedestrian connections between the site and the public circulation path will be attractive to employees and visitors to this building who may arrive via public transit. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. The goal of this project is minimize the impact of vehicle ingress/egress on traffic flow and reduce impact of curb cuts on pedestrian walkways. The curb cut at Interurban Avenue is existing, and the curb cut added at Fort Dent way will align with the development across the street, allowing for safe and efficient vehicular circulation through the site. On -site directional signs will also be provided to clearly mark vehicular routes. 3. Landscape and Site Treatment a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. The existing buildable area of the site is approximately level with surrounding streets. This provides a prime opportunity for development with minimal disruption to the land. The existing slope down to the Green River will be preserved as it exists, with landscape enhancements as required. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. The goals of the site design for this project are to promote personal safety and property security, ensure the night time environment is safe and inviting, and select plantings based on site security needs. The building in this development is sited such that surveillance opportunities from surrounding streets is maximized; sight lines provided by glazing on all sides of the building will allow observation of outdoor on -site activities by building occupants and passersby. The main building entrance area is wrapped in glazing, allowing building inhabitants to monitor the activities on site and beyond. Exterior lighting will be provided such that at least 2 footcandles are provided at building entrances/exits and pedestrian walkways, and at least 1 footcandle is provided at parking areas. It is not intended that plant growth in landscaped areas will interfere with site surveillance opportunities. No dead-end spaces are included on site. 29 of 211 King Lasik Design Narrative November 20, 2017 The proposed parking layout for this development is efficient; compact stalls are provided where possible and aisle widths are not excessive. Parking areas are designed as efficient double - loaded drive aisles, with a landscape island at the end of the parking rows to create visual breaks. The parking areas proposed are concentrated where they will be the most needed: nearest the main building entrances, which will in turn minimize unnecessary pedestrian circulation throughout the site. c. Landscape treatment should enhance architectural features, strengthen vistas and important axes, and provide shade. It is the intent of this development to provide a landscape design that enhances the site and character of the building. The landscape design will provide a pleasant transition to the site, improve the appearance of the parking and vehicular areas, screen views, and organize and enhance the different spaces and functions on site. Further, the goals of this development include achieving continuity and transition so that the public streetscape and private landscape appear unified, and improve the pedestrian environment. A mix of shade trees, shrubs, and groundcover is proposed in order to fulfill both the aesthetic and functional goals for this development. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. The landscape design takes into account the locations where plants may be susceptible to damage; plants are either not placed in these locations, or protected within planter boxes. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. Wherever possible, a combination of trees, shrubs, and groundcover plants will be incorporated into the landscape design, including native and northwest -adapted plant material. The landscape design for this site includes the selection of plant materials that will enhance the overall landscape design concept, and provide for variety and visual interest on the site. It is the goal of the landscape design to employ principles such as unity, focus, variety, consistency, appropriateness, and density when plants are selected and arranged. Plants adjacent to signs will be selected and maintained to ensure they do not obscure the signs. f. Screening of service yards and other places, which tend to be unsightly should be accomplished by the use of walls, fencing, planting, or combinations of these. Screening should be effective in winter and summer. The trash/recycling area and electrical transformer, sited towards the northwest of the building, are screened from view by both a walled enclosure and plantings that will be durable throughout the year. g. In areas where general planting will not prosper, other materials such as fences, walls, and paving of wood, brick, stone, or gravel may be used. 30 of 211 King Lasik Design Narrative November 20, 2017 In general, plantings will prosper throughout the site. As noted above, where screening is necessary to surround the trash/recycling area and electrical transformer, walls will be utilized to accomplish this screening in addition to plantings where possible. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. Several types of exterior lighting will be employed on this project. For general safety, pole mounted fixtures will be dispersed throughout the parking area; these fixtures will be similar in height and style to those in the neighboring developments. Building mounted fixtures will also be utilized, to highlight the building design and provide safety at building entrances/exits. All of the fixtures installed on site will be shielded and of an appropriate brightness so as not to affect neighboring properties. 4. Building Design a. Architectural style is not restricted, evaluation of a project should be based on quality of design and relationship to surroundings. It is understood that this new development should incorporate design features that establish a scale compatible with the desired character of the surrounding area. To accomplish this, articulation is provided on all sides of the building. A change in texture is provided by varying the exterior building material, and each of the facades employ a field color plus a contrasting accent color. The aims of this development are to make walking to and among businesses a positive, attractive, engaging experience, to help encourage a successful neighborhood commercial district and support active sidewalk environment, to provide for attractive and interesting facades that create visual interest, to provide an inviting, interesting, identifiable, and convenient building entry, and to enhance the pedestrian environment. A pedestrian friendly facade is provided at the main entrances near the parking area. Transparent window areas will allow building inhabitants to keep an eye on the exterior; overhead weather protection in the form of canopies and pedestrian -scaled signage will make the building entrances inviting. b. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. The objective of this development is to provide a building design in which the organization is easily understood, appropriate to the site, and becomes a positive element in the architectural character of the surrounding area. This proposed project will do so by utilizing a creative, functional, architectural design and site organization, a strong architectural concept, and will provide visual interest and human scale. 31 of 211 King Lasik Design Narrative November 20, 2017 c. Building components, such as windows, doors, eaves, and parapets, should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. The goal of this development is to take advantage of a prominent corner location by incorporating unique, distinctive architectural features, adding visually interesting, identifiable elements to the streetscape, and providing an understandable relationship between the overall massing of the building and its architectural elements and details. This development will be noticeable to the surrounding area, and as such, intends to utilize design features, details and materials in order to maximize the opportunity for visual interest. The main building entrances are provided at the north side of the site. The tenant entrances will be glazed from grade to 9 feet above grade, and glazing will also be provided for the second story. The entrance doors will be highlighted with a steel channel and glass canopy in an accent color. The main building entrance area will be glazed to the full height of the building. Color contrast will be provided through the use of the main field color plus an accent color. It is the intention that this building is designed such that the details relate to the overall form and massing; this is a small medical office building, and the scale of the accompanying details must be appropriate and well-proportioned. Add -on elements or ornamentation that is not related to the building function has been avoided. Durable, high quality building materials are provided throughout; this will provide a sense of permanence and will foster the ongoing maintenance and upkeep of this development. d. Colors should be harmonious, with bright or brilliant colors used only for accent. The colors selected for this building are natural wood tones with dark/charcoal gray accents. These colors will blend seamlessly with the surrounding natural area. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. It is intended that mechanical equipment will be roof -mounted, and will be screened so that it is not visible from public streets and adjacent properties. Utility boxes and trash receptacles will be made to appear as an integral part of the building and sited such that they may be maintained without damaging the landscaping. f. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. The design aesthetic of the proposed building places an emphasis on natural colors and textures, while employing simple and straightforward massing. The exterior lighting proposed on this project, including the pole mounted site lighting, bollard lighting at the pedestrian plaza, and building mounted fixtures, all have a similar aesthetic so that the lighting integrates appropriately with the building design. 32 of 211 King Lasik Design Narrative November 20, 2017 g. Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and fitting should be used to provide visual interest. The goal of the architectural design of this building is to provide a visually interesting exterior, with modulation and articulation to avoid a flat or dull appearance. Each facade of the building includes a variety of materials, colors and textures, with varying amounts of glazing. 5. Miscellaneous Structures and Street Furniture a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. This proposed development has provided several attractive pedestrian -friendly features in order to support a comfortable environment for pedestrians. Weather protection in the form of overhanging canopies is provided at each building entrance, as well as pedestrian -oriented signage at each entrance. Light fixtures on the building will also highlight these features. The landscape design for the development is also intended to augment the pedestrian experience of this site. Benches will be provided on the plaza in front of the main floor tenant entrances in order to provide a place of relaxation or rest to the pedestrians on site. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Illuminated bollards will be provided in connection to the furniture provided on the pedestrian plaza to the north of the building, adjacent to the main tenant entrances. This lighting will serve to provide both visual interest and safety for employees and visitors when it is dark outside. Building mounted exterior lighting will supplement the illuminated bollards in this area. 6. Consistency with Adopted Plans and Regulations a. Demonstrate the manner in which the proposal is consistent with, carries out and helps implement applicable state laws and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the City of Tukwila. The overall function of the City of Tukwila Comprehensive Plan is to provide a framework for a safe, livable, economically viable community with which residents and businesses are proud to identify. The proposed project is consistent with this mandate; the development of this site will provide a new asset to the City of Tukwila that didn't previously exist. An essential component of comprehensive planning is the land use element — this proposed project is an allowed use in the RCM zone and will blend functionally with the surrounding area. This project adheres to all applicable development regulations outlined by the City of Tukwila for this zone. 33 of 211 King Lasik Design Narrative November 20, 2017 7. Consistency with Review Guidelines relative to Shoreline Master Program and Shoreline Overlay District Criteria This project proposes a use that is permitted in the Urban Conservancy shoreline environment and the RCM zone. The proposed project adheres with all applicable development standards, including setbacks and site configuration, height restrictions, lighting, vegetation and landscaping. The shoreline goals and policies derived from the City of Tukwila's Comprehensive Plan provide for objectives promoting Tukwila's long-term vision for its shorelines. This project, located within the Urban Conservancy Environment, places a priority on development that promotes vegetation conservation and enhancement, sensitive areas protection, preservation of water quality to assure no net loss of shoreline ecological functions, uses that minimize interference with navigation and flood control, uses that allow for the safe, unobstructed passage of fish and wildlife, development that is compatible with the natural and biological limitations of the land and water that do not require extensive alteration of the shoreline or new shoreline stabilization, and development of commercial activities where shoreline impacts are minimized and where there is no net loss of shoreline functions. This proposed project upholds all of these priorities, and will provide a new development that minimally impacts the surrounding area. Additional goals of the Comprehensive Plan (5.3 and 5.5) include encouraging development along the shoreline that fosters the economic vitality of Tukwila while preserving the long-term benefits of the river. This proposed project is sited such that the impacts on the river, including wildlife and aquatic habitat and river vegetation, are minimized. This new development will not diminish the commercial navigability of the river, and is designed to be consistent with the Tukwila Shoreline Design Guidelines. This proposal reflects principles of high quality design in areas such as site planning, architecture and landscaping, and includes setbacks, bulk, height, density, landscape buffers and provisions for open space that enhance the shoreline environment. Comprehensive Plan Goal 5.9 includes a policy to ensure that shoreline development results in no net loss of shoreline ecological function, minimizes impacts on wildlife and that significant vegetation, sandbars, wetlands, watercourses, and other critical areas identified as important for habitat are maintained through the proper location, design, construction, and management of all shoreline uses and activities. This proposed project achieves the objectives outlined in this policy as well; the shoreline functions will be undisturbed by this development. The clearing/grading, landscaping, surface water drainage and sewer systems for this project are proposed to be completed in a manner that minimizes opportunities for pollutants to enter the river, provides erosion control and otherwise protects water quality. 34 of 211 Return Address: City of Tukwila ATTN: City Clerk 6200 Southcenter Blvd Tukwila, WA 98188 111111111111111#111111 201 10826000O79 CITY OF TUKIJIL OR0 135.00 08/26/PA02011 01 OSOF : 38 KING COUNTY, Ur :nt nr tuna in(nrm9;sun WASHINGTON STATE RECORDER'S Cover Sheet (Rcw 6sO4) r Jr Document Title(s) (or transactions contained therein): (all areas applicable to your document must be filled in) 1. Ordinance 2343 2. 3. 4. Reference Number(s) of Documents assigned or released: Additional reference #'s on page of document Grantor(s) Exactly as name(s) appear on document 1. City of Tukwila , 2. Additional names on page of document. Grantee(s) Exactly as name(s) appear on document 1.'t 4 nL A (AJOIS , Cr-lrudc W liE 2. ..--a-r ri j'l a- ne•-• Additional names on page of document. Legal description (abbreviated: i.e. lot, block, plat or section, township, range) Additional legal is on page _ of document. Assessor's Property Tax Parcel/Account Number 0 Assessor Tax # not yet assigned N/A The Auditor/Recorder will rely on the informations provided on this form. The staff will not read the document to verify the accuracy or completeness of the indexing information provided herein. .............. "I am signing below and paying an additional $50 recording fee (as provided in RCW 36.18.010 and referred to as an emergency nonstandard document), because this document does not meet margin and formatting requirements. Furthermore, I hereby understand that the recording process may cover up or o ise obscure snipe pert of the text of the original document as a result of this request." Signature of Requesting Party Note to ubmitter: Do not sign above nor pay a ctitionai $50 fee if the document meets margin/formatting requirements 35 of 211 City of Tukwila Washington Ordinance No. LR AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, ADOPTING THE DEVELOPMENT AGREEMENT BETWEEN THE CITY OF TUKWILA AND DUANE A. WELLS AND GERTRUDE A. WELLS, HUSBAND AND WIFE AND THE MARITAL COMMUNITY COMPRISED THEREOF, AND LARRY MAGONE, EXECUTOR OF THE ESTATE OF VAL BAIN, DECEASED, REGARDING THE DEVELOPMENT OF A VACANT PARCEL OF LAND (KING COUNTY PARCEL NO. 2954900420) LOCATED AT THE INTERSECTION OF FORT DENT WAY AND INTERURBAN AVENUE SOUTH; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, RCW 36.70B.170 authorizes the City to enter into "development agreements" with persons having ownership or control of real property; and WHEREAS, pursuant to RCW 36.7011190, this ordinance and the Development Agreement shall be recorded with the real property records of the county; and WHEREAS, pursuant to RCW 36.70B.200, on July 25, 2011, the City Council held a public hearing regarding the Development Agreement; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Development Agreement Adopted. The Development Agreement between the City of Tukwila and Duane A. Wells and Gertrude A. Wells, husband and wife and the marital community comprised thereof, and Larry Magone, Executor of the Estate of Val Bain, deceased, a copy of which is attached to this ordinance as Exhibit A, is hereby adopted. Section 2. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. W: Word Processinglordinances\Development Agreement -Duane Wefls et at SK:bjs 7-13-11 Page 1 of 2 36 of 211 Section 1 Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIF THE CITY OK TUKWILA, WASHINGTON, at a Regular Meeting thereof this /j) day of t6u,5t , 2011 ATTEST/ A)UTH E NTI CATS D: Christy O'Flaierty, CMC, City C rk APPROVED A TO FM BY: Shelley-M. Kersl. e, C' y Attorney Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: 3 N_ Attachment: Exhibit A — Development Agreement W. Word ProoessinglOrdinances\Development Agreement -Duane Wells et al SK:Ijs 7-13-11 Page 2 of 2 37of211 City of Tukwila Public Notice of Ordinance Adoption for Ordinance 2343. On August 1, 2011 the City Council of the City of Tukwila, Washington, adopted the following ordinance, the main points of which are summarized by title as follows: Ordinance 2343: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, ADOPTING THE DEVELOPMENT AGREEMENT BETWEEN THE CITY OF TUKWILA AND DUANE A. WELLS AND GERTRUDE A. WELLS, HUSBAND AND WIFE AND THE MARITAL COMMUNITY COMPRISED THEREOF, AND LARRY MAGONE, EXECUTOR OF THE ESTATE OF VAL BAIN, DECEASED, REGARDING THE DEVELOPMENT OF A VACANT PARCEL OF LAND (KING COUNTY PARCEL NO. 2954900420) LOCATED AT THE INTERSECTION OF FORT DENT WAY AND INTERURBAN AVENUE SOUTH; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. The full text of this ordinance will be provided upon request. Christy O'Flaherty, CMC, City Clerk Published Seattle Times: August 4, 2011 38 of 211 11-111 Council Approval 8/1/11 Approved by Ordinance No. 2343 DEVELOPMENT AGREEMENT BY AND RETW FEN THE CITY OF TUKWILA AND DUANE A. WELLS, GERTRUDE WELLS, AND LARRY MAGONE, FOR THE DEVELOPMENT OF 6700 FORT DENT WAY THIS DEVELOPMENT AGREEMENT ("Agreement") is made and entered into this!S1day of .43,4a. 2011,.by and between the CITY OF TITI WII.A ("City"), a non -charter, optional code Washington municipal corporation, and DUANE A. WELLS and GERTRUDE A. WELLS, husband and wife; and LARRY MAGONE, as the Executor of the estate of Val Bain, deceased ("Wells"). I. RECITALS WHEREAS, the Washington State Legislature has authorized the execution of development agreements between a local government and a person having ownership or control of real property within its jurisdiction, pursuant to RC W 36.70B.170; and WHEREAS, Wells owns or controls approximately 1.14 acres of real property commonly known as "6700 Fort Dent Way" in Tukwila, Washington ("the Property") generally located between the boundaries of the Green River on the northwest; Fort Dent Way on the southeast; Interurban Avenue on the southwest. The site is shown on the vicinity map attached hereto as Exhibit 1 and as legally described in Exhibit 2, attached hereto; and WHEREAS, Wells and the City executed a Deed and Easement in Lieu of Condemnation ("1977 Deed") in ] 977 which granted certain rights and responsibilities for the parties related to the Property (attached hereto as Exhibit 3); and WHEREAS, a dispute arose between the parties related to access rights conferred to and from the Property by the 1977 Deed; and WHEREAS, Wells filed suit against the City in King County Superior Court under Cause No. 09-2-38319-7 ; and WHEREAS, the parties desire to confirm the rights conferred by the 1977 Deed; and WHEREAS, as the result of settlement negotiations, the City has agreed to vest the Property to the City's current development regulations, specifically including but not limited to the City's Shoreline regulations in effect as of January I, 2009, for a period of 10 years as of the effective date of this Agreement and the other terms of the executed Settlement Agreement between the parties; DEVELOPMENT AGREEMENT - PAGE I OF 8 39 of 211 WHEREAS, a development agreement must be approved by ordinance after a public hearing. WHEREAS, a public hearing for this Development Agreement was held on uj , 2011 and the City Council approved this Development Agreement by Ordinance No. a�..3 L/ on uSt 1 , 2011. WHEREAS. this Agreement constitutes a final land use action pursuant to RCW 36.70C.020 and is subject to review pursuant to RCW 36.70C.101 et seq. NOW, THEREFORE:, in consideration of the mutual promises set forth herein and the long-term benefit to both the City and Wells, the parties hereby agree as follows: II. AGREEMENT 1. Development Under This Agreement. The foregoing recitals are agreed and incorporated in this Agreement. The Property will he developed under the jurisdiction of the City pursuant to the terms and conditions of this Agreement including the Settlement Agreement, the terns of which are incorporated herein by reference. This Agreement sets forth the development standards and other conditions of development for the Property. 1.1 Scope of Development. Wells proposes to develop a mixed use development that may include office, retail or restaurant uses. 1.2 Vesting of Development Regulations. Development on the Property as described in this Agreement shalt vest to the following development regulations in effect on the date of execution of this Agreement (the "Development Regulations") for the Term of this Agreement: The Tukwila Comprehensive Plan (Ord No. 2070 adopted November 22, 2004, as amended by Ordinance 2218 adopted December 15, 2008); the Tukwila Zoning Ordinance (Title 18, TMC); the Tukwila Subdivision Ordinance (Title 17, TMC); Shoreline Master Program designations and pre -designations, transportation concurrency regulations; stormwater, surface water treatment and quality, and surface water retention and detention design standards and ordinances. Development of the Property shall not be subject, during the Term of this Agreement, to any amendments to, or replacements of, the Development Regulations listed above. These are rights vested under state law for purposes of RCW 36.70A.300 (3)(a). The property remains subject to the requirements and entitlements contained in DEVELOPMENT AGREEMENT - PAGE 2 OF 8 40 of 211 the 1977 Deedand this Agreement is not intended and does not modify those rights and responsibilities, 1.3 Term of Vesting. The vesting described herein shall apply for ten (10) years from the effective date of this Agreement (the "Tenn" of the Agreement). For those development standards not specifically enumerated in this Agreement, the Land Use Process approvals shall be governed by the City codes and standards in effect upon the date of complete application and the 1977 Deed. 1.4 Access for Development. Access to any development on the Property shall be governed by the 1977 Deed and the Settlement Agreement. 1.5 Police Power/Pre-emption. Nothing herein relieves Wells of any obligations they may have during the Term to comply with state or federal laws or regulations of any kind, including but not limited to those related to storm, surface water and floodplain management. The development shall not be vested against the application of development standards that are imposed by virtue of state or federal pre-emption of the City's regulatory authority. As provided by RCW 36.7013.170(4), the proposed development shall not vest against new development regulations to the extent the new regulations are required by a serious threat to public health and safety. 1.6 international Codes. The International Building Code, International Fire Code, and other construction codes in effect in the State of Washington as of the date of the filing of a complete application for a building permit shall apply to all new development and the redevelopment or modification of existing development. 1.7 FEMA. Wells are obligated to comply with applicable FEMA National Flood Insurance Program regulations that are in effect at the date of any building, grading or clearing permit application. 1.8 Optional Regulations. During the Term of this Agreement, Wells may at their option develop the Property or portions thereof in accordance with new code provisions or generally applicable standards for that subject adopted after the date of execution of this Agreement, without the obligation to bring other portions of the Property into conformance with newly -adopted codes or regulations. 2. Dispute Resolution Process. The parties shall use their best efforts to resolve disputes arising out of or related to this Agreement using good faith negotiations. If the dispute cannot be settled through negotiation, the parties agree first to try in good faith to settle the dispute through mediation before resorting to litigation. The fees for mediation will be borne equally by the parties. DEVELOPMENT AGREEMENT - PAGE 3 OF $ 41 of 211 3. Modifications to Agreement. This Agreement contains all terms, conditions and provisions agreed upon by the parties hereto, and shall not be modified except by written amendment executed by both parties. Amendments to this Agreement that materially modify the intent and policy of the Agreement must he approved by the City Council. Other amendments may approved by the City Mayor. 4. General Provisions. 4.1 Governing Law. This Agreement shall be governed by and interpreted in accordance with the laws of the State of Washington. 4,2 Recording. This Agreement or a memorandum thereof shall be recorded against the Property as a covenant running with the land and shall be binding on and inure to the benefit of Wells and their heirs, successors and assigns until this Agreement expires on its own terms pursuant to Section 1.3. 4.3 Interpretation; Severability. 4.3.1 Interpretation. The parties intend this Agreement to be interpreted to the full extent authorized by law as an exercise of the City's authority to enter into development agreements pursuant to RCW 36.7013.170 et seq., and this Agreement shall be construed to exclude from the scope of this Agreement and to reserve to the City, ()illy that police power authority which is prohibited by law from being subject to a mutual agreement with consideration. If a Development Standard conflicts with an otherwise applicable provision of the Tukwila Municipal Code, the development standards in this Agreement shall control. 4.3.2 Severability. if any provisions of this Agreement are determined to be unenforceable or invalid in a final decree or judgment by a court of law, then the remainder of this Agreement not decreed or adjudged unenforceable or invalid shall remain unaffected and in full force and effect. In that event, this Agreement shall thereafter be modified, as provided immediately hereafter, to implement the intent of the parties to the maximum extent allowable under law. The parties shall diligently seek to agree to modify the Agreement consistent with the final court determination, and no party shall undertake any actions inconsistent with the intent of this Agreement until the modification to this Agreement has been completed. if the parties do not mutually agree to modifications within forty-five (45) days after the final court determination, then either party may initiate the arbitration process under Section 2 for determination of the modifications that will implement the intent of this Agreement and the final court decision. 4.4 Authority. Each party respectively represents and warrants that it has the power and authority, and is duly authorized, to enter into this Agreement on the terms and conditions herein stated, and to deliver and perform its obligations under this Agreement. DEVELOPMENT AGREEMENT - PAGE 4 OF 8 42 of 211 4.5 Exhibits and Appendices Incorporated. Exhibits 1 and 2 are incorporated herein by this reference as if fully set forth. 4.6 Headings. The headings in this Agreement are inserted for reference only and shall not be construed to expand, limit or otherwise modify the terms and conditions ofthis Agreement. 4.7 Time of the Essence. Time is of the essence of this Agreement and of every provision hereof. Unless otherwise set forth in this Agreement, the reference to "days" shall mean calendar days. If any time for action occurs on a weekend or legal holiday in the State of Washington, then the time period shall be extended automatically to the next business day. 4.8 Entire Agreement. This Agreement represents the entire agreement of the parties with respect to the subject matter hereof. There are no other agreements, oral or written, except as expressly set forth herein and this Agreement supersedes all previous agreements, oral or written. 4.9 Default and Remedies. 4.9.1 Cures Taking More Than . Thirty Days. Except as expressly provided otherwise in this Agreement, no party shall be in default under this Agreement unless it has failed to perform as required under this Agreement for a period of thirty (30) days after written notice of default from any other party. Each notice of default shah specify the nature of the alleged default and the manner in which the default may be cured satisfactorily. If the nature of the alleged default is such that it cannot be reasonably cured within the thirty (30) day period, then commencement of the cure within such time period and the diligent prosecution to completion of the cure shall be deemed a cure. 4.9.2 Rights of Non -Defaulting Party. A party not in default under this Agreement shall have all rights and remedies provided by law or equity, including without limitation damages, specific performance, or writs to compel performance or require action consistent with this Agreement. 4.9.3 Attorneys' Fees. In any action to enforce or determine a party's rights under this Agreement; the prevailing party shall be entitled to attorney's fees and costs. 4.10 Terra. The Terra of this Agreement shall he as set forth in Section 1.3 above. Until such time as the City revises the comprehensive plan or development regulations which apply to the Property during the Tenn of this Agreement, the goals of the comprehensive plan and the development regulations to which the project vests will continue to apply to the Property following the expiration of this Agreement. 4.11 No Third -Party Beneficiary. This Agreement is made and entered into for the sole protection and benefit of the parties hereto and their heirs, successors and DEVELOPMENT AGREEMENT - PAGE 5 OF 8 43 of 211 assigns. No other person shall have.:.any rigli.f °faction haled Upon any provision of this Agreement.: ....-..... ........ .: 4.12 Interpretation: This Agreement has been reviewed and: revised by legal counsel for..both parties, and nopresumption: or rule construing ambiguity against he- dratter of the document shall :;apply to the interpretation or enforcement :.o this. Agrcerricnt:; 4.13:: Notice. All communications, notices, and :demands of ;any. kind that a party under this Agreement requires or desires to give to any other: partyshall be in writing and either (i) delivered .personally, Lit.] sent by facsinute::transmission with an additionalcopy mailed ;first: class, or (iii) deposited in the U.S. mail, certified mail postage prepaid, return receipt requested, and addressed as follows: Iftothe :City: City. of Tukwila::::::...: 6240 Southcenter Boulevard Tukwila, .Washington 98188 Atta:. Mayor's. Office : and Director of Public Works and Director of Coni munity:: Development If to Wells: Duane A': Wells ;- ... r it/.j7-. Port Ludlow, Washington 52,V 3'� Notice; by hand delivery or ;facsimile shall be effectiveupon receipt, providedthat. noticeby tacsimile shall:: be accompanied by mailed notice as set forth.. herein and shall be evudenced by. a machine -printed confirmation of successful transmission.. If deposited in the mail, certified- mail, return .receipt requested, notice shall be deemed delivered : forty- eight (48) hours after: deposited. Any patty: at any time by notice to the oiier party may. designate; a different address: or: person to which such notice or communication shall be given... 4.14 :.Dela s..:If either: party is delayed : in the performance of its obligations under this Agreement due to Force :Majeure,:then performance: of those obligations Shall be :excused for the period of delay. Fur purposes of this Agreement, .economic downturns, loss in value of the Property, inabilityto obtain or retain financing, do not constitute a force :raaaleure event. 4,15 Indemnification_ Except -as otherwise specifically .provided elsewhere in this Agreement and any exhibits hereto, each party shall protect,: defend,indemnify and hold, harmless- the other -party and their officers, agents, and employees, or any of them; from and against any and all claims, actions, suitsliability,loss, costs, expenses, and damages of any nature whatsoever_ which are caused by or result from any negligent act or omission of the party's own officers, agents, and employees in performing services DEVELOPMENT AGREEMENT - PAGE 6 OF 8 44 of 211 pursuant to this Agreement. In the event that any suit based upon such a claim, action, loss, or damage is brought against a party, the party whose negligent action or omissions gave rise to the claim shall defend the other party at the indemnifying party's sole cost and expense; and if final judgment be rendered against the other party and its officers, agents, and employees or jointly the parties and their respective officers, agents, and employees, the parties whose actions or omissions gave rise to the claim shad satisfy the same; provided that, in the event of concurrent negligence, each party shall indemnify and hold the other parties harmless only to the extent of that party's negligence. The indemnification to the City hereunder shall be for the benefit of the City as an entity, and not for members of the general public. 4.16 Development of the Property is a Private Undertaking. Development of the Property is a private development and the City has no interest therein except as authorized in the exercise of its governmental functions. In Witness Whereof, the parties have caused this Agreement to be executed, effective on the day and year set forth on the first page hereof. CITY OF TUKWJLA, a Washington municipal corporation By: Dat ATTEST: F4,(ap Christy O'Flaherty, City Clerk APPROVED AS TO FORM: DUANE A. WELLS C;(1),z-z-erk 4FZe--/7- Date: 64o /r f DEVELOPMENT AGREEMENT - PAGE 7 OF 8 45 of 211 GERTRUDE A. WELLS Date: 6 LARRY MAGONE, Executor of the Estate of Val Bain, Deceased Date: DEVELOPMENT AGREEMENT - PAGE S OF 8 ri) 46 of 211 GERTRUDE A. WELLS Date: LARRY MAGONE, Executor of the Estate of -Val Bain, Deceased DEVELOPMENT AGREEMENT - PAGE 8 OF 8 47 of 211 AP S sS Green River irakwifa Fah qC) 2010KingCounty fort Dent Park 0 ___I 2 B0fl The Irifatasal'con Eno ailed an Iles map has been ca;nprkod by Hlny County Wall from a yaaoty of soarces and is subject to dsalga withota poker,. King County makes no representelions of warrsnf:es, a.press or Implied, as to aceoracy, oompteEaness, timeliness, or rights to the use of suds information. This document is POI Intended For use ass survey proCud. King County shall not be 11eble for any general, specie/, indirect, Incldente1, or cansequanlia1 aaraepes including, but not tolled to, lost reverams of lost ptohts testeng Porn Ehe use orfrasuse of the information conEained on this map. Any se1e of this map or Entormslidn on EtrEs map Es piotslbEfed except bywritiert permission of king CotmEy. pafa: 977120t0 Source: King County NAP - Pro;leriy lnfarrraEEon{h1Ep.Hmwr.malraltc.gcy/GISI.•EMP) King County EXHf1 P 1211 LEGAL DESCRIPTION: THAT PORTION OF VACATED BLOCKS 4 AND 17, AND VACATED STREETS ADJOINING GUNDAKER' S INTERURBAN ADDITION TO SEATTLE, AS PER PLAT RECORDED IN VOLUME 14 OF PLATS, PAGE 45, RECORDS OF KING COUNTY, DESCRIBED AS FOLLOWS BEGINNING AT HIGHWAY ENGINEERS STATION P.O.T. (2M) 127 + 75 ON THE 2M-LINE AS SHOWN ON STATE HIGHWAY MAP OF PRIMARY STATE HIGHWAY NO. 1 (SR 405) GREEN RIVER INTERCHANGE, SHEET 2 OF 4 SHEETS, ESTABLISHED BY COMMISION RESOLUTION NO. 1192, FEBRUARY 19, 1962; THENCE NORTHEASTERLY AT RIGHT ANGLES TO SAID 2M-LINE TO THE SOUTHWESTERLY MARGIN OF VACATED KENNEDY STREET, AS SHOWN IN SAID PLAT, AND THE TRUE POINT OF BEGINNING; THENCE CONTINUING NORTHEASTERLY ALONG SAID RIGHT ANGLE LINE A DISTANCE OF 140.00 FEET; THENCE NORTHWESTERLY AND PARALLEL WITH SAID SOUTHWESTERLY MARGIN OF VACATED KENNEDY STREET NORTH 59°32'54" WEST TO THE EASTERLY SANK OF THE GREEN RIVER; THENCE SOUTHWESTERLY ALONG SAID SANK TO THE SAID SOUTHWESTERLY MARGIN OF VACATED KENNEDY STREET; THENCE SOUTHEASTERLY ALONG SAID SOUTHWESTERLY MARGIN TO THE TRUE POET OF BEGINNING; EXCEPT THOSE PORTIONS THEREOF CONVEYED TO THE CITY OF TUKWILA FOR SOUTHCENTER BOULEVARD BY DEEDS RECORDED UNDER RECORDING NOS. 7410290105 AND 7708040599; SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. EXHIaof211 DEED AND EASEMENT IN LIEU OF CONDEMNATIoN t3uA'F A. WJ;.L-tS and CERTITUDE A. WELLS, his wife, and VAL bAIN, a Single woman, hereafter referred to collectively as 'Grantors'', in cOfsidFrtion o` settlement of an inverse condemnation action in !Ong County Cause No. 815176, do hereby quitclaim and comre:- to City of Tukwila, a my sicipal corporation, Grantee, the real property and easement inter- ent nereaft_r"r dp:scr.ihtzci as Parcels A and 1, situate in the. County of Xing, State of Washington, including any after - acquired title: on the express terries and conditions as set forth herein, as follow.: PARC L A {Street and sidewalk parcel) Grantors qui tc1a;.m and convey to Grantee" the follow- ing zeal property for a puL1ic road, sidewalk, curbs, gutters? underground water, sanitary sewers, power, gas and telephone utilities, subject to easement recorded under Auditor's Pile No. 71012 0176 and subject to easements and restrictions of record, described as tol.a"ows! That portion of vacated bloc;rs 4 to 9 inclusive and blocks 12 to 17 .ncluUivc ref Gundaker's Interurban Addition . a Seattle (Vacated)? according to the plat recorded in Volume 14 of Plats, Page 46, in King County, Washington, together with. vacated streets adjoining which :ipon vacations attached to said property by operation of law, described as follows: Beginning at the intersection of the centerline: of interurban Avenue South and Southcenter Boule- vard at Washington Highway Station 127+75 on the 'try -Line; thence North .W27' 06" East 78.36 feet, more or '_es ; to the south line of Kennedy Street as dedicated in the plat of Gundaker's Interurban Addition to Seattle, being the true point of 1% EXCISE -TAX NOT fEQUIRE.fl 1 King.Co. [RFct r is Osuision Dputy EXH4Wif211 beginning; thence South 59°32'54° East: along said South Narg-ia. 29 feet;; thence tv'arth 30°27'06" East 13O feet; thence North 59°32'54" West 48 feet; thence North 3O 27'O6" East 50 fr. et; thence North 59° 32' 54" • Kent 1.3 feet; thence South 30°2. 7' OF" West lap feet to the South ILle of said ;;ennedy Street; nonce South .9c32'54" East along zaid South lire 32 feat, no or Less to the point of beginning. The Grantee agrees ..;hat the landscaping requirements mer;ts that Grantee's ordinances away require, as they affect the Grantors' CD northwesterly parr-.-. l Of land, shall include as a part of the CD Grantors' landscapz,ne requirements the northwesterly two feet of said Parcel l in computing whether Grantors have satisfied their landscaping requirements and any trees installed by tine Grange shall be considered by Grantee in determining whether Grantors have met all or part of their landscaping. requirements. PARCEL B (Utility eaage. ent) Grantors convey and quitclaim to Grantee a permanent easement to Grantee over, Luidere through and across the foI1owi.•..q real property: That portion of vacated.blocts 4 to 9 inclusive and blocks 12 to 17 inclusive of Gundaker's Interurban Addition to Seattle (Vacated) accord- ing to the Plat recorded in volume 14 of Plats, Page 46. in Piing County, Washington, 'together with vacated streets adjoining which upon vaca- tion attached to said property by operation of described as follows: Beginning at the intersection of the centerline of Interurban Avenue South and Southcenter Boulevard at Washington State Highway Station Ii74.75 on the 2M Line; thence North 3O 275" East 78.36 feet, more or less, to the South line of Fennedy Street, as ddi.ca:ted in the plat of Gundaker's interurban Rdd+tisrt to Seattle, being the true point of beginning; thence -South 59'32' 54" Fast along said South margin 43 feet; thence North 30'27' 05' East 100 feet; thence North 59°32'54" West 14 feet; thence South 30°27'06" mast 100 feet to the: S uth line of said Kennedy Street; thence North 59'32'5to Mast along said South line 29 feet to the point of beginning. 2 51 of 211 a"aid easement is a utility easement only, and Grantee shall have the right to install, maintain, repair and replace underground utilities including water, ,sanitary severs, power, gas and telephone lines. No permanent structures or permanent obstructions shall be erected or suffered on said easement area by or under Grantee, and no permanent structure of equipment shall be above ground surface c:ccept for fire GeN hydrants or other st'.rures necessary to the maintenance 'ET and operation of the u::i-itiez: provided, however, the above G OD ground utility structure_ and landscaping, if any, shall not be located within Grantors' ingress and egress driveways sorvino Grantore real property. Granters shall have the full right to said easement area in any ,manner net inconsistent with Grantee's use, and to cross same with utilities necessary to serve Grantors' real property, and :hall have access over, through and across said Easement area for ingress and egress to Grantors' real property and for Grantors' driveways and landscaping. ' Grantee may from -time to time remove trees, bushes or rather obstructions within the easement right of way and may level and grade the right of way to the extent reasonably necessary to carry out the purposes set forth above; provided, that following any such work, Grantee shall, to the extent reasonably prect_a.cab)e, restore the right of way to the condition it was immediately prior to such =•irk. Grantor may undertake any ordinary improvements to the landscaping of the right of way provided that no trees, plants, or other improvements, shal.1 be placed thereon which would be unreasonably expensive or impractical for Grantee to remove and restore. 3 52 of 211 rolthrinc is a decoription of the Grantors' dominant estate siS bane':it.W:d by the terms, coitionS And COV'ei1:.i t of this peed and Easement: The southwesterly 100 feet in width of vacated Dlocks 4 to 9 and 12 to 17, inclusive of GUndaker's interurban Additinn to Seattle, as per plat recorded in Volume 14 of Plate on Page 46, Records of Ring County; TOCETWER WITH vL::b;:•ae.i n1'!_-eete ad j. in ng which upon vacation attached to said property h' opera- tion ❑f love; la strip of land lying adjacent and parallel to the northeasterly line of the ta11owing CD L].] described prcpertY- C The• southwesterly 100 feet in width of vacated Blocks 4 to 9 and 12 to 17, inclusive, ❑f Gundake: 's F.nterurbGn P.ddition to Seattle, per er plat. recordr:d in Vo1uII�e )..4 of Plats on Page 46, Records of King County; TOGETHER WITH vacated streets adjoining which upon vacation attached to said property by operation of law; said strip of land being described as follows! Beginning at Highway Engineer's Station P.O.T. ( N) 127+75.0 on the 2ti-line shown on the State Highway Clap of Primary State Highway Mo. 1 fSP 405) Green Ri❑er Interchange, Sheet 2 o£ 4 Sheets, established by Commission Ra. No. 1192, February 19, 1962; thence northeasterly at right angles to said 2M-line to a point on the northeasterly boundary of the above described property; thence northwesterly along said northeasterly boundary a distance of 25 feet to the true point of beginning of this description; thence continuing northwesterly along said aortheester1y boundary a distance of 100 feet; thence northeasterly at right angles to said northeasterly boundary a distance of 50 feet; thence southeasterly parallel to and 5O feet distant from said northeasterly boundary for a distance of 100 fret; thence southwesterly a distance of 50 feet, more o:: less, to the true point of beginning; All situate in the City of Tukwila, County of King, State 'of Washington. And, subject to an easement recorded under P.uditor's File No. 710127--07.76, e:,:c,:pting therefrom the real property conveyed to Grantee, City of Tukwila, described as Parcel A above_, and subject 4 53 of 211 ta "nt ccnv?`•'C`il tr City of `.::: wi la, c_w set orth az Parcel to above in this instrument.. It is acknowledged the.: Grantors' real properly is divided into two parcel.s, one parcel. being located generally northwesterly of Southcenter Boulevard, and Lle -oa.rcei being located generally '-heasterly of acuthoenite.r 8oul.evard, Southcenter Doule:Ord being located on portions of Parcel A described t•,eret+iµbove. Both of st.:--.d Grantors' parcels are referred to herein as "Grantors' property" and Grantors' property shall be benefited by the -covenants and agreements set forth herein and as made by the Grantee, City of Tukwila, which shall run with Granters' property, and the burdens of said cove- nants and agreements shall be burdens upon Parcels A and S, the real property interest heretofore conveyed by Grantors to Grantee, and shall run against said land. The burdens and benefits, covenants and conditions set forth herein shall. be to the benefit_ of and binding upon the. Grantors' and Grantee's respective heirs, successors and assigns, and shall be deemed benefits and burdens running with the lane?, for the benefit of Gr ntors' real above described. The terms, conditions, benefits, detriments nant_s that are expressly made a condition o = the re1 property interest by Grantors to Grantee as in Parcels A and n above, are as follows: 1. The presently e3itsti rojj irrigation constructed by Grantee located on Grantors' real located on the narthest side of Parcel A. above, running parallel to Southcenter Boulevard, shall property and cove - grant of described water line property and be re- looat.ed by Grantee; at Grantee's sole' cost and expense, 5 54 of 211 within 90 clays of date hereof to within the area :ascribed as Parcel A, 2. The presently existing berm and appurte- nances constructed on Grantors' real property by Grantee, Located on Grantors' property located to the northwest of Parcel A, shall ta by Crantee Ind reduced to the grade or Southcenter ioule■card within 90 days of date of this agreement. L.0 3. Grc tee herel-jr quitclaims and conveys to CD oD Gran tors , to the extent that Grantee has any property CD r- interest in .nail property, an easement for one ingress and egress driveway for vehicular traffic no Toro than 30 feet in width so as to allow ingress and egress on that portion of Grantors' real property situated northwesterly of South - center Boulevard to the r_l:isting Interurban. Avenue which pecallel.s the nnrthwetterly margin of Grantors' .real prop- erty situated northwesterly of Southcenter Boulevard, the exact location of said easement for ingress and egress cannot be ascertained as of the date hereof so long as said ingress and egress ntsement driveway is located in an area 30 feet on either side of a point on said Grantors' south- westerly boundary, to wit! North 54°32'54" west, 2E35 feet from the inter- section of the :enterl ne of Southcenter Boule- vard and the extended said Grantors' south- westerly boundary Line: provided that sai.a easement driveway will not cross or interfere with the existing transit stop as constructed under Local Improvement District Itfo-. 25. Grantee agrees to the same terms and conditions set forth herc:i.n and agrees to execute such documents, instruments .uid other things necessary or proper to grant such ingress and egress easement driveway between Grantors' real prop- erty and Interurban Avenue; provided, however, Grantee is 6 55 of 211 not warranting that iL has any .right to grant such .ngres5 or er re k, r•:.'.st::CY-rat c' iv ay to Grantors, but it will take no action to prevent or preclude G::anators nzoon utilizing ;z;;ir ingress and• egr ,r.s, easement rir•hts which Grantors may have. .. Grantors shall. have ,the right oL ingress and egress from and to said Grantors' zee_ property parcels iacated gcnerelijf :orthwcI ter?y and southeasterly of South - CD center- Boulevard to, on and upon Southcenter Boulevard and Cry co shall have the ri h = to have two curb cuts 24 feet in width, CD for access to each parcel off of Southcentcr Boulevard to s(-i:vl-_' Grantors' real. prupert.y located northwesterly and sc theasrerly of 5ok.thcenter noulevard, provided that said curb cu:s are not located within an area 30 feet from the northwesterly Margin of Interurban Avenue, 5. There will be no assessment made to Grantors parti-cipants in the final assessment roll of City of Tukwila Local Improvement District Mo. 25. Grantors shall pay such other standard charges for, water and.sewer as are charged against property owners for use of such improvements and services when requested, including but not limited to regular and special connection charges es set forth in Chapters 14.04 and 14.16 ❑t the Tukwila Municipal Code. 6. Grantee agrees that left turns will be per- mitted and authorized by Grantee so that veh5cu'iar traffic using Southcenter Boulevard can turn left onto Grantors' real property located .northwesterly of Soucz,centar. Boule- vard and southeasterly of 5outhcenter Boulevard; provided, that the left turn land will not be located within 153.36 feet. north: 30°26'6" east of the intersection of the center- lines of ;3outhcenter Boulevard and Interurban Avenue South. 56 of 211 It 3 a coirdition of this grant that Grantee will continue to allow sate left turns to said r :,peaty an] shall not i.lerf orm, authorize or s: f fer any act that would preclude the making of iefE turns to Grantors' real property from Soi:'th- center t}cu7.rvard, ci •`_led., and no lane divider or other cr channels - __.r ne installed on Southcenter Soule - yard that would -:-‘-vent or impede the flow of vehicular or C: pedestrian traffic in making left turns onto Gi~antor:' zeal ry CD co property or the free flow of traffic and/or pedestrians CD — r - betwen Grantors' property located northwesterly o.t South - center I€ou,lc_ gar: e to the southeasterly portion, or t: rrirn the southeasterly portion ❑f Grantors' property to the north- westerly sterly portion, provided, that lane di-videL-s and/or curbs car be installed within 153.3E feet_, north 30°26'6" east of the intersection of the centerlines of Southcenter Boulevrc1 and Interurban Avenue South. Grantee will allow a. variance, if required, for the location of a curb ct4t for ingress and egress driveway on Grantors' southeaster1' parcel adjacent tc Grantor's' northeasterly property Line. This DEED AND EASEMENT IN LIEU Di' CONDEMldFT.tOir' and the ugreenants , terms, conditions and covenants contained herein have been catered into between the pasties pursuant to the Findings of Fact and Conclusions of Law .id Approval of Settlement heretofore or concurrently entered in King :aunty ; eper:tor_ Court. Cause No. 31;17G, and the terns, condit.lo.ns and covenants hereof shall be construed liberally to effectuate the intentions and purposes of the parties expressed herein. as 8 57 of 211 This instr.Umeft is executed and agreed to by and be- tween the parties this 10th day of June, 1.9) 7. ff trl AGREED AND ACCEPTED: CD OD •CI Y OF TUKWI A, WP.SHFNGTGN CD BY lE ga�D. Bauch, €4ayor ATTEST: M Line Anderson, City Clerk STATE OF WAs INGTO ] ss. County of. King GERTRUDE A. WELLS czdo VAL E2-.iN, ra single woman GRANTORS On this day personally appeared before me DW NE A. WELLS and GERTRUDE A. WELLS, husband and wife, to the known to be the .individuals described in and who executed the within and foregoing instrument and acknowledged to me that they signed the same as their own free act and deed for the uses and purposes • described therein GIVES UNDER my hand aid sFseal_chi-s r lr day of ,tune, 19.i7• _r Vfx'ARY PUBLIC d or s. STATE (' i-7ASHSGTOU ) ss. County ❑f• ring of Washington, residing at • On this day personally appeared before me VA , B3AIN, to me known to be the individual described in and who executed 58 of 211 DocuSign Envelope ID: 24926D74-OFF4-4DOD-B16F-8D03642A4E15 At Ekber velopment rk Pace, Dor STATE ENVIRONMENTAL POLICY ACT Revised Determination of NonSignificance (DNS) Issued October 2, 2018 Lead agency: City of Tukwila Agency Contact: Max Baker. Max.Baker@TukwilaWA.gov, 206-431-3683 Agency File Number: E18-0003 Description of Proposal: The current proposal is to develop the site with a two-story medical office building and associated parking. The building is approximately 14,700 sf total on two levels, with a rectangular footprint on a 1.14 acre site. The scope of the proposed project includes all necessary fill and grade and shell construction along with landscaping, utility, frontage improvements and surface parking for 39 vehicles. Location of Proposal: 6700 Fort Dent Way, APN 2954900420 Applicant: Aso Jaff, Craft Architects, aso@craftarchitects.com, 206-720-7001 The City of Tukwila has revised its SEPA threshold determination of NonSignificance issued on September 17, 2018 in consideration of the following changes: • Submittal of Memorandum from Soundview Consultants LLC outlining arrangement to provide onsite replacement of 35 native trees to be removed within 150' of the Ordinary High Water Mark of the Green River as part of project development. If onsite replacement is not feasible the applicant will work with the City to come up with a tree replacement plan on a potential site in the Critical Shade Area identified in King County's Green River SWIF Current Conditions Report Aquatic, Floodplain, and Riparian Habitat Technical Memorandum (King County and Normandeau (2014). If either onsite replacement or off site replacement is not feasible the applicant shall pay into the City's tree replacement fund. Replacement trees will include a combination of native deciduous and coniferous trees to provide for rapid replacement of shade area that may be lost as a result of tree removal. The City of Tukwila has reaffirmed that this proposal will not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c). This determination is based on the findings and conclusions included in the staff report dated September 14, 2018 and the additional findings noted below: • This 2011 Green River Temperature TMDL quality improvement report documents the temperature TMDL study and proposes an implementation strategy for improving temperature in the Middle and Lower Green River below Howard Hanson Dam. TagaAri6a City HO!+ 2 't° T� DocuSign Envelope ID: 24926D74-OFF4-4DOD-B16F-8D03642A4E15 E18-0003 Revised DNS 10/2/2018 2 Modeling and data analysis determined that portions of the Green River exhibit unhealthy and sometimes lethal temperatures for salmonids and fail to consistently meet state water quality standards. A 45 meter (approximately 150 foot) riparian buffer was established for the analysis; it was found that establishing and improving mature riparian vegetation for shade along the middle and lower Green River and on the tributaries to the river would work to improve stream temperatures and increase the stream's oxygen -carrying capacity. • The Muckleshoot Indian Tribe posited that the applicant should provide additional mitigation for the removal of native trees from the 150 foot effective shading zone. This mitigation should be additional trees planted elsewhere along the Green River in Tukwila, along another critical shade location. The Tribe understands that Tukwila has a tree mitigation program which the applicant could contribute to as described to address this mitigation need. • The King County River and Floodplain Management (KCRFM) section noted that the original planting plan indicated that mostly conifers will be planted close to the river. Although native trees, conifers are very slow -growing so won't provide substantial river shade for many decades. KCRFM suggested adding fast-growing native deciduous trees to the planting plan, such as black cottonwood (Populus trichocarpa), red alder (Alnus rubra), bigleaf maple (Acer macrophyllum), paper birch (Betulus papyrifera), and Oregon Ash (Fraxinus Iatifolia) near the OHWM to start providing critical shade to the river much earlier. It was also noted that non-native tree species were to be installed within 200' of the OHWM within the High Impact Zone of the Shoreline Jursidiction, but due to the property's vesting to the 2008 Tukwila Municipal Code through a Development Agreement put in place by Ordinance 2343, there is no regulation prohibiting the installation of non-native trees outside of the River and Low -Impact Environments. • Three options for 1:1 tree replacement were identified: o Option 1: Provide replacement for 35 trees onsite at a 1:1 replacement ratio within 150' of the OHWM. o Option 2: Provide replacement trees for any additional trees not able to be accommodated onsite at a 1:1 ratio within another section of the Green River identified as a Critical Shade area by King County's Green River SWIF Current Conditions Report Aquatic, Floodplain, and Riparian Habitat Technical Memorandum (King County and Normandeau (2014). o Option 3: Payment into the City of Tukwila's Tree Fund for any additional trees not able to be accommodated onsite or within another Critical Shade area of the Green River at a replacement ration of 1:1. The 2018 tree replacement fund fee is set at $124 per tree. • The applicant agrees to provide all mitigation plantings onsite within the 150' from OHWM area at the City's requested 1:1 replacement ratio. If onsite replacement is not feasible the applicant will work with the City to come up with a tree replacement plan on a potential site in the Critical Shade Area identified in the King County's Green River SWIF Current Conditions Report Aquatic, Floodplain, and Riparian Habitat Technical Memorandum (King 60 of 211 DocuSign Envelope ID: 24926D74-OFF4-4DOD-B16F-8D03642A4E15 E18-0003 Revised DNS 10/2/2018 3 County and Normandeau (2014). If either onsite replacement or off site replacement is not feasible the applicant shall pay into the City's tree replacement fund. Replacement trees will include a combination of native deciduous and coniferous trees to provide for rapid replacement of shade area that may be lost as a result of tree removal. (Attachment A: Memorandum from Soundview Consultants LLC, September 28, 2018). The applicant is committed to success of the native replacement plantings, and as such, maintenance and monitoring will be required for five years beginning at year zero when the plantings are installed. A brief monitoring summary will be prepared by the applicant and submitted to the City yearly following the yearly monitoring event. This "modified" DNS is issued under WAC 197-11-340(2)(f) and does not include additional notice and comment. Jack Pace, Responsible Official City of Tukwila 6300 Southcenter Blvd. Tukwila, WA 98188 206-431-3670 10/2/2018 3:43:49 PM PDT Date The decision is appealable to the Superior Court pursuant to the Judicial Review of Land Use Decisions, Revised Code of Washington (RCW 36.70C). Any appeal shall be linked to a specific governmental action. The State Environmental Policy Act is not intended to create a cause of action unrelated to a specific governmental action. Appeals of environmental determinations shall be commenced within the time period to appeal the governmental action that is subject to environmental review. (RCW 43.21C.075) Cc: Aso Jaff, Craft Architects Jon Pickett, Soundview Consultants LLC Karen Waiter, Muckleshoot Indian Tribe Fatin Kara, King County River and Floodplain Management Section Fort Dent Real Estate, Owner Occupant, 15152 65th Ave S., Suite 824, Tukwila, WA 98188 State Department of Ecology, SEPA Division King County Assessor 61 of 211 62 of 211 DocuSign Envelope ID: CE62E241-2391-45DB-97C9-9CF386589C37 rr„Ek NOTICE OF DECISION SPECIAL PERMISSIONS PERMIT October 2, 2018 TO: Aso Jaff, Craft Architects Jon Pickett, Soundview Consultants LLC Karen Walter, Muckleshoot Indian Tribe Fatin Kara, King County River and Floodplain Management Section Fort Dent Real Estate, Owner Occupant, 15152 65th Ave S., Suite 824, Tukwila, WA 98188 State Department of Ecology, SEPA Division King County Assessor 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 INFORMATION PROJECT NUMBER: FILE NUMBER: PL18-0008 L18-0013 Special Permission — Sensitive Area ASSOCIATED FILE NUMBERS: L18-0011 Shoreline Substantial Development Permit L18-0012 Design Review — Public Hearing E18-0003 SEPA APPLICANT: Aso Jaff, Craft Architects obo King Lasik REQUEST: Special Permission — Sensitive Areas to allow for compensatory mitigation for the fill of a wetland to be provided through purchasing credits from the King County (KC) Mitigation Reserves Program (MRP), a federally approved In -Lieu Fee (ILF) program. LOCATION: 6700 Fort Dent Way, APN 2954900420 COMPREHENSIVE PLAN AND ZONING DESIGNATION: Regional Commercial Mixed -Use (RCM) DocuSign Envelope ID: CE62E241-2391-45DB-97C9-9CF386589C37 L18-0011 King Lasik Shoreline Substantial Development Permit SR 10/2/2018 2 II. DECISION SEPA Determination: A Determination of NonSignificance (DNS) was issued by the City of Tukwila on September 17, 2018. A revised Determination of NonSignificance was sent to agencies with jurisdiction and parties of record on October 2, 2018 following receipt of mitigation revisions from the applicant. Decision on Substantive Permit: The City Community Development Director has determined that the application for a Special Permission — Sensitive Areas 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 the following conditions: 1. Applicant shall obtain from the In -Lieu Fee (ILF) sponsor, documentation of the completed ILF transaction in the form of a statement of sale. Applicant shall submit a copy of the statement of sale to the City of Tukwila prior to performing any work authorized by this or any other permit associated with this project. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code §18.104.010. Other land use applications related to this project may still be pending. No administrative appeal of a DNS or an EIS is permitted. One administrative appeal to the hearing Examiner of the Decision on the Permit itself is permitted. A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King County Superior Court from the Hearing Examiner decision. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Community Development Director's decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14- days of the issuance of this Decision, that is by October 16, 2018. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision, including any specific challenge to an MDNS. 64 of 211 DocuSign Envelope ID: CE62E241-2391-45DB-97C9-9CF386589C37 L18-0011 King Lasik Shoreline Substantial Development Permit SR 10/2/2018 3 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 per the current fee schedule, additional hourly charges may apply. In addition all hearing examiner costs will be passed through to the appellant. V. APPEAL HEARINGS PROCESS Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the Hearing Examiner based on the testimony and documentary evidence presented at the open record hearing. The Hearing Examiner decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner 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 Hearing Examiner decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other pending permit applications for the development of the subject property. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the Shoreline Substantial Development Permit 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 Max Baker, who may be contacted at 206- 431-3683 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. The notice board must be removed at the expiration of the appeal period unless an appeal is filed. 10/2/2018 3:46:27 PM PDT Jack Pace, Director Department of Community Development City of Tukwila 65 of 211 66 of 211 DnouSignEnvelope ID: FF883581'31 EEBOnOB ' Ekb ayor - - - — -` De�wrtment of Community Development - Jack Pdce� Director NOTICE OF DECISION SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT October 2, 2018 TO: Aso ]offCraft Architects Jon Pickett, SoundvievxConsultants LL[ Karen Walter, K4uck|eshootIndian Tribe FatinKara, King County River and Roodp|ainManagement Section Fort Dent Real Estate, Owner Occupant, 151526SthAve S,Suite 824`Tukwila, VVA9OI88 State Department ofEcology, SEPA Division King County Assessor This letter serves as a notice of decision and is issued pursuant to TIVIC 18.104.170 on the following project and permit approval. PROJECT NUMBER: FILE NUMBER: y. PROJECT INFORMATION PL18-OOOD Ll8'O011Shoreline Substantial Development Permit ASSOCIATED FILE NUMBERS: L18|0012 DesignRevievv-Pub|icHearing L18|OO13Special Permission - Sensitive Area E18-0003SEPA APPLICANT: Aso Jaff, Craft Architects obo King Lasik REQUEST: AShoreline Substantial Development Permit isrequested for construction of two-story, I4`7O0sfstructure and associated parking within the shoreline environment. LOCATION: h7O0Fort Dent Way, APN29549O0420 COMPREHENSIVE PLAN AND ZONING DESIGNATION: Regional COnornenCia| Mixed -Use (RCM) �- Twkwila, LiA4"108 -� ° DocuSign Envelope ID: FF9835B1-313A-4C44-B056-3DCO3EEB650B L18-0011 King Lasik Shoreline Substantial Development Permit SR 10/2/2018 2 II. DECISION SEPA Determination: A Determination of NonSignificance (DNS) was issued by the City of Tukwila on September 17, 2018. A revised Determination of NonSignificance was sent to agencies with jurisdiction and parties of record on October 2, 2018 following receipt of mitigation revisions from the applicant. Decision on Substantive Permit: The City Community Development Director has determined that the application for a Shoreline Substantial Development 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. The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code §18.104.010. Other land use applications related to this project may still be pending. This permit is granted pursuant to the Shoreline Management Act of 1971 and nothing in this permit shall excuse the applicant from compliance with any other Federal, State or local statues, ordinances or regulations applicable to this project, but not inconsistent with the Shoreline Management Act (Chapter 90.58 RCW). This permit may be rescinded pursuant to RCW 90.58.140(8) in the event the permittee fails to comply with the project as approved and any conditions thereof. CONSTRUCTION PURSUANT TO THIS PERMIT MAY NOT BEGIN AND IS NOT AUTHORIZED UNTIL TWENTY-ONE (21) DAYS FROM THE DATE OF RECEIPT WITH THE DEPARTMENT OF ECOLOGY AS DEFINED IN RCW 90.58.140(6) AND WAC 173-14-090, OR UNTIL ALL REVIEW PROCEEDINGS INITIATED WITHIN TWENTY-ONE (21) DAYS FROM THE DATE OF SUCH FILING HAVE TERMINATED; EXCEPT AS PROVIDED IN RCW 90.58.140(5)(a)(b)(c). Construction must begin within 2 years from the effective date of the permit and be substantially completed within 5 years of the effective date of the permit. The effective date of a substantial development permit shall be the date of receipt as provided in RCW 90.58.140(6). III. YOUR APPEAL RIGHTS One administrative appeal to the Shorelines Hearings Board of the Decision is permitted. Any person appealing to the Shorelines Hearings Board may raise certain SEPA issues as part of the appeal to the Shorelines Hearings Board. Appellants should consult the rules and procedures of the Shorelines Hearings Board for details. IV. PROCEDURES AND TIME FOR APPEALING The requirements and procedures for appeals to the Shorelines Hearings Board are set forth in RCW 90.58 and WAC 461.08. Pursuant to RCW 90.58.180 the decision by the City of Tukwila to issue this Shoreline Substantial Development Permit may only be appealed to the Shoreline Hearings Board. 68 of 211 DocuSign Envelope ID: FF9835B1-313A-4C44-B056-3DCO3EEB650B L18-0011 King Lasik Shoreline Substantial Development Permit SR 10/2/2018 3 Appeals must be filed with the Shoreline Hearings Board within 21-days from the filing of this permit with the Department of Ecology as defined in RCW 90.58.140. For more detailed information on appeals, refer to RCW 90.58 and WAC 461.08. V. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the Shoreline Substantial Development Permit 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 Max Baker, who may be contacted at 206- 431-3683 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. The notice board must be removed at the expiration of the appeal period unless an appeal is filed. 10/2/2018 3:56:16 PM PDT Jack Pace, Director Department of Community Development City of Tukwila 69 of 211 70 of 211 Allan Ekberg, Mayor apartrrient o omman ity Development - Jack Pace, D rect r STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW DEPARTMENT OF COMMUNITY DEVELOPMENT Prepared September 28, 2018 HEARING DATE: October 11, 2018 STAFF CONTACT: Jaimie Reavis, Senior Planner NOTIFICATION: • Notice of Application posted on site and mailed to surrounding properties and agencies with jurisdiction on September 7, 2018. • Notice of Public Hearing published in the Seattle Times, posted on site, and mailed to surrounding properties and agencies with jurisdiction September 27, 2018. FILE NUMBERS: L08-079 Preliminary Subdivision L18-0065 Design Review Major Modification ASSOCIATED FILES: PW18-0096 (Public Works/Site Construction Permit) L14-0066 Final Subdivision for Phase 1 L12-005 Design Review Major Modification C09-014 Traffic Concurrency Certificate L09-002 Rezone E08-022 SEPA/Environmental Review L08-076 Public Hearing Design Review L08-077 Comprehensive Plan Amendment PRE08-011 Pre -Application Meeting APPLICANT: Mike Overbeck REQUEST: Request for approval of a Design Review Major Modification and a new Subdivision Preliminary Plat approval for the Osterly Park Townhomes subdivision. The original decision was issued in November 2009 and was updated in March 2012. The current proposal is to reduce the total number of townhomes constructed in Phase 2 from 23 to 15. The three condo buildings previously proposed to be demolished will remain, resulting in the need for the design of Phase 2 to change. The access road, recreation spaces, and townhomes have been reconfigured to accommodate this change. Tukwila City^ Hall a 6200 SOar hcent ou rd r T rkwila - ebsite. Tuktrr`la.� 71of21 1v Osterly Park Townhomes (L1f1-0065, L08-()7 Design Revierw Major Modific,aiion and Subdrvi.>iorr Pueairrrisr<ary App vnl September' 27, 2018 Pare 2 LOCATION: 14424 34th Ave S (parcel #6391110000) 6433610240 14426 34th Ave S (parcel #0040000083) 14401-14420 34th Lane S Parcel #s 6433600090 and 6433600110 COMPREHENSIVE PLAN DESIGNATION/ ZONING DISTRICTS: High Density Residential (HDR) SEPA COMPLIANCE: The City of Tukwila, as the lead agency for this project, issued a Determination of Non -Significance for this project on October 28, 2009. PUBLIC COMMENTS Emails from two owners of the existing townhomes in the Osterly Park Townhomes project were received during the Notice of Application period for this project. They are included as Attachment G to this staff report. RECOMMENDATIONS: L18-0065 Design Review Major Modification Staff recommends approval with conditions of the design review major modification. L08-079 Preliminary Subdivision Staff recommends approval with conditions of the Preliminary Subdivision application. ATTACHMENTS: A. Applicant's request B. Chronology of Site Development (site plans submitted for applications in 2008, 2012, and 2018) C. Recorded Plat for Phase 1 D. Plan Sheets • Phase 2 Landscape Plan • Site Lighting & Photometric Study • Plat of Osterly Park Townhomes (Sheets 1, 2, 3) • Civil Plans (Sheets 1-14) E. Draft Codes, Covenants & Restrictions F. Easement Agreement between Mengstab Tzegai and 144th Street REO Partners, LLC/Michael D. Overbeck G. Email comments received in response to Notice of Application Phone: 26-43 -1.6 0 • E aii: h+t yor skwil A,gov • W bsite TukwRe A, ov 12of211 (JsLc.,,rly Park Tor 0_18-0065. 1_08-079) De,sign Revie\N Malor Mortification and Subdkilsion Heliminary Approval Seplember 27,2018 Page 3 444144',is1 ''01:!N4kIt Phone: 206-433-1800 • Email: MayorgrukwilaWA.gov • Website: Tukwila A. 7of 211 Osterly Park Townhorries (L18-0065, L08-079) Design Review Major Modification and Srsbdivision Prel September 27, 2010 Page 4 PROJECT DESCRIPTION very Approval FINDINGS The Osterly Park Townhomes project was the first townhouse project to receive approval following the March 2008 adoption of Ordinance 2199 by the Tukwila City Council. Ordinance 2199 allows development of zero lot line and fee simple townhouses. The original project approved by the Board of Architectural Review (BAR) in November 2009 included an approximately 1.7-acre site with 31 townhouse units along with the required landscaping, guest parking, utilities, access, recreation areas, and frontage improvements. The BAR subsequently approved a Phasing Plan and a Design Review Major Modification for the project in 2012, which broke the project construction into two phases, and created a temporary recreation space and conditions of approval related to the design of Phase 1 to ensure the Phase 1 could meet all code requirements in case the applicant did not proceed with Phase 2. Phase 1 received Final Subdivision Approval from the Tukwila City Council in 2016, and the first eight townhomes approved in Phase 1 have been constructed. Site plans showing the chronology of site plans approved by the BAR in 2009, 2012, along with the current proposal for Phase 2 are in Attachment B. The recorded survey for Phase 1 is in Attachment C. The major change proposed with the current proposal is for the condo properties at 14420-14422 34th Ave S, originally proposed to be redeveloped as part of the project, to be removed from the project area and remain as -is. The blue shaded area at right shows the parcels to be completely removed from the project; the third condo building property not included in the blue shaded area (referred to in this report as the 14424 Building) is providing an easement across its east side for Osterly Townhomes private access and utilities. The 14424 Building property will gain the lawn area on its north side as part of its parcel and will share this as a recreation space with the Osterly Park Townhomes. The 14424 Building will also have use of two on -street parking spaces within the Osterly Park Townhomes private access drive adjacent to their site and accessed through a pedestrian gate in the fence separating the two developments. Removal of the existing condo building properties from the development significantly reduces the Phone: 206-433-1800 • Email: Mayor@TukwilaWA,gov • Website: Tukwila A. ov. '4 of 211 Osterly Park Townhomes (L1f1-0065, L08-()7 Design Revierw Major Modific,aiion and Subdrvi.>iorr Pueairrrisr<ary App vol September' 27, 2018 Poe t Phase 2 development area. As a result, the total number of townhomes in the development is scaled back, from 31 to 23. Rather than having sidewalks on both sides of the street throughout the development, the sidewalk is on only one side of the private access road for most of Phase 2. The total number of guest parking spaces is proposed to be reduced from 12 to 8. Criteria for design review and preliminary subdivision approval have not changed since the original approval for this project was granted by the BAR in November 2009. The Comprehensive Plan was updated in 2015; discussion of the project's consistency with the updated policies is contained in section two of this staff report. The Preliminary Subdivision Approval issued by the BAR for this project on March 26, 2012 will expire on March 26, 2019. A new Subdivision Preliminary Approval is being requested to review the design changes to make sure the project will meet the subdivision criteria and to ensure adequate time for installation of improvements in preparation for review of the Final Plat application by the Tukwila City Council. VICINITY/SITE DESCRIPTION Site Description The project site is located on the east side of 34th Ave S and on the south side of S 144th St between Tukwila International Blvd and Military Rd South. Most of the project area of Phase 2 is on two existing parcels. An existing recreation tract and a parcel developed with a 4-unit condominium building are also part of Phase 2. The eight existing unit lots developed in Phase 1 will share access, utilities, and recreation space with Phase 2. Access to the site will be from driveways located off S 144th Street and 34' Ave S. The site is within walking distance to many neighborhood destinations, including grocery stores, schools, and parks. Existing Development Phase 1 of the Osterly Park Townhomes has frontage on the south side of S 144th St, east of the intersection with 34' Ave S. Phase 1 included eight new townhomes on individual unit lots and an access and utilities tract. Phase 2 of the Osterly Park Townhomes has approximately 80 feet of frontage along 34' Ave S. A single-family home from the 1940s was previously located on the site and demolished in 2013-2014. An existing mobile home located on the property will be removed prior to Subdivision Final Approval. Surrounding Land Uses The Osterly Park Townhouse development site is located within the High Density Residential (HDR) zoning district, which allows for up to 22 dwelling units per net acre. The HDR zone is intended to provide a high -density, multiple -family district which is also compatible with commercial and office areas. The project site is adjacent to multifamily development on parcels located directly to the east, west, and south, which are also zoned HDR. The parcel directly to the east is developed as a large apartment Phone: 20 -43 -1 00 • Email. t 1 yor Tukwil A•gov e. Tuk IaVA 5 of 211 Osterly Park Townhomes (L1(1-006 i, f_08-()7 Design Revierw Major Modific,aiion and Subdrvi.>iorr Pueairrrisr<ary App vol Septerriher' 27, 2018 Pare 6 complex (the La Roche apartments). Farther to the east is neighborhood retail including grocery and drug stores, and the newly constructed Tukwila Village development, including multifamily housing and the Foster Library. To the south of the site is another large apartment complex (the Park Avenue Apartments). The three other parcels which border the project site on its south side are developed with smaller apartment complexes, including one duplex and two 4-unit complexes. The two parcels to the west of the entrance to the site off S 144th Street are zoned Medium Density Residential (MDR), developed with one single family home on each parcel. The area in between the southeastern corner of 34th Ave S and S 144th St and the Osterly Park Townhomes is developed with one more single-family home and the three condominium buildings that were originally proposed to be redeveloped as part of Phase 2 but will now remain. Farther west is an area zoned Neighborhood Commercial Center (NCC), developed with single family homes and small-scale commercial development. Businesses located in these homes and commercial developments include a salon, a dentist office, a restaurant, and a small grocery store. On the north side of S 144' Street, the area is zoned HDR and is developed with a large apartment complex (the Samara 1), a single-family home, and the Cascade View Park. West of 34' Ave S, there is an area zoned MDR containing multi -family development. Topography Topography at the site is currently relatively flat. The topography is proposed to remain relatively flat after development; the northern portion of the site will be all at one grade, and there will be a gradual slope down from the western side of the site to the eastern area of the site. Vegetation Existing vegetation on the site includes a lawn area originally installed as the temporary recreation space to serve Phase 1. This area is on the south side of Phase 1 (in the upper left-hand corner of Phase 2) and is proposed to become part of the condominium parcel, to be a shared recreation space between 14424 34th Ave S and the Osterly Park Townhomes. The remainder of the project site has been cleared of any vegetation. Access There will be two access points to the development from public streets. These include 34th Ave S and S 144th Street. Vehicular access to the condominium building will remain the same, via a separate driveway off 34th Ave S which provides access to all three condo buildings located at 14420-14424 34' Ave S. Pedestrian access to the Osterly Park Townhomes private access road and the shared recreation space will be available to the residents of the 14424 Building via a gate in the wooden fence located at the northeastern corner of the condo property. Phone: 2 E-433-1 00• Email: h ayor TukA,gov bsite: TukwilaWA, y 6 of 211 Osterly Park Townhomes (L1f1-0065, L08-()7?} Design Revierw Major Modific,aiion and Subdrvi.>iorr Pueairrrisr<ary App vol Septerriher' 27, 2018 Pare 7 REVIEW PROCESS Phase 2 of the Osterly Park Townhomes project proposes to subdivide two existing parcels into 15 unit lots, an access and utility tract and easement across 14424 34th Ave S, a recreation tract, additional recreation areas to be in easements and shared among Phase 1 and Phase 2 units, and the condo units located at 14424 34th Ave S. Any land being divided into ten or more unit lots shall receive preliminary plat approval by the Tukwila Planning Commission as a Type 4 decision according to the provisions of 18.108.040. Townhouse development in Tukwila is restricted to the Medium Density Residential (MDR) and High Density Residential (HDR) zoning districts. According to 18.14.060, design review by the Board of Architectural Review is required for all multi -family structures over 1,500 square feet in size. Design review criteria for townhouse development are contained in the Townhouse Design Manual, which is available online at http://www.ci.tukwila.wa.us/dcd/dcdplan.html. Once a townhouse project receives preliminary subdivision and design review approval by the Planning Commission/Board of Architectural Review, the applicant must apply for a Public Works permit for construction of project infrastructure. The project must receive final approval from the Tukwila City Council prior to construction of the dwelling units. REPORT ORGANIZATION This staff report has been divided into two sections. The first section covers the Design Review Major Modification; the second covers the new Subdivision Preliminary Plat. Staff's conclusions and recommendations follow each section. SECTION ONE - DESIGN REVIEW MAJOR MODIFICATION DECISION CRITERIA - DESIGN REVIEW The Osterly Park Townhomes project is subject to design review under 18.14.060 requiring all multi -family structures to receive design review approval. Per TMC 18.60.050 (C), townhouse development is subject to the design criteria contained in the Townhouse Design Manual, available online at http://www.tukwilawa.gov/dcd/dcdplan.html. Phase 1 of the project was constructed as originally proposed. Phase 2 of the project is proposed to be modified from the design that was originally approved (see graphic below for side -by -side view of the site design as originally approved and the current proposal). The following is a discussion of the changes to the design of the project proposed in relation to the applicable architectural review criteria in the Townhouse Design Manual. Phone: 206-43 00 • Email; h ayor Tukvi A.gov ebsite Tukwila tA, v /7of211 OsLerlyPark Toomho*es(umm65.1-08m79) oosiUoReview ma�nrwod|firadooand Suuu|v|aiunpraUminoryApproval oeI,Aemoorzr.2m8 page ORIGINAL APPROVAL (PHASE 28N DASHED ~~~~~~~~~~~~~~~~~~~~~~~~~~~~^ ~^~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ ~ ~~~~~~~~~~~~~~~~~~ PHASE 2-CURRENT PROPOSAL 1. SITE PLANNING Circulation and There are two access points tothe site for vehicles for the completed project; onefronnS1uum Street and another from 34 t h » Ave�.These�wodrivevxaysa||ovvthrou�hmnovennentfrorn34! Ave StoSl44mStreet. The graphic below shows the original pedestrian circulation, with red areas showing sidexva|ks and pedestrian crossings along the private access road linking tothe project entries,recreation spaces, and on -street parking areas. Blue areas show linkages from the red/common walkway ORIGINAL APPROVAL (PHASE 2 IN DASHED ~~~^~~^~~^~~^~~^~~^^~^^^~^~~^~~^ ° ~ ~ ~ �..... . ........~...... ..... . . . . . . I ....... ... ......... . PHASE 2-CURRENT PROPOSAL , Phone: 206-433-I800 ° Email: Mayo r@Tu kwi laWA, gov °Website: TukwilaWA.gov Osterly Park Townhomes (L1f1-0065, L08-()7 Design Revierw Major Modific,aiion and Subdrvi.>iorr Pueairrrisr<ary App vol Septerriher' 27, 2018 Pare 9 areas to the private entries to Osterly Park Townhomes units. The proposed reconfiguration of Phase 2 includes sidewalks linked to recreation areas, on -street parking, and unit entries, except those units on the south side of the private access drive that will have garage and front doors on the same building elevation. Staff recommends a condition of approval to require the pavement area outside of the units having garage and front doors on the same building elevation be colored and patterned material similar the shared garage access areas, to symbolize shared use of the private road area for pedestrians and vehicles. The addition of two on -street parking spaces east of the condo building and the grade difference between the Osterly Park Townhomes site and the condo site prevent the sidewalk from providing a continuous path along the west side of the private access road. Two pedestrian crossings of the private access road are proposed: (1) to connect the east and west sides of the sidewalk north of the on -street parking spaces adjacent to the condo building, and (2) to connect the sidewalk on the north side of the private access road to the recreation space located on the south side of the private access road. Pedestrian crossings of the private access road are proposed to be constructed of concrete and raised six inches to make these areas more visually prominent and to slow down vehicle traffic through the development. Parking Tukwila parking requirements contained in TMC 18.56.065 require two off-street parking spaces for each dwelling unit which contains up to three bedrooms. Parking for residents of Phase 2 of the Osterly Park Townhomes project will be the same as in Phase 1; within the attached two -car garage for each unit. Units on the east side of Phase 2 will access each unit's garage from shared garage access areas located off the private access road. The intent of the shared garage access area design was to minimize conflicts between autos and pedestrians and to better screen garage areas from view. The centerline of the private road in the originally approved site design for Phase 2 is the approximate location of the southern property line for the condo properties. Removal of the condo properties from the project requires that the townhouse units be reoriented to fit in the private access road, guest parking spaces, separated sidewalk area, and landscaping. On -street guest parking spaces were originally approved on both sides of the access road in Phase 2. Removal of the condo properties and elimination of spaces on the north side of the access road to meet Fire Department access requirements results in a reduction in the total of number of on -street guest parking spaces from 12 originally approved to 8 in the current proposal. Phone: 2- y . 00 Email; yor T kwiIaWA.gov • tJl ebsite:: Tukwila A ov 19of211 Osterly Park Townhomes (L1-(7065, C_08-(l7?) Design RevievN Major Modific.aiion and Subdivi.>ir)rr F ue.lirrrina y Apprrrvol September' 27, 2018 Page 10 Crime Prevention The design of this project proposes to continue crime prevention design elements of Phase 1. Landscaping is clustered to help physically and symbolically separate shared recreation spaces from private recreation spaces on individual unit lots. A six foot tall, wooden perimeter fence will separate the Osterly Park Townhomes site from adjacent properties, including the condo buildings that were originally proposed to be demolished as part of this project. The design of the wooden fence along the street frontage of 34th Ave S will be consistent with the design of the fence at the existing project entry off S 144th St. The applicant has discussed installation of a gate for security at both vehicular entries due to theft and trespassing issues he has experienced during project construction. This type of gate may also help to reduce vehicle speeds if the private road starts to be used as a cut -through. Security gates are not proposed at this time, but staff recommends the design and installation of the security gates be able to be reviewed administratively if they are deemed to be necessary by the Osterly Park Townhomes property owners. A lighting plan was submitted by the applicant to demonstrate how lighting will be provided within the private access road, on -street parking, and sidewalk and recreation areas. The site design has changed since the lighting plan was submitted; during staff review with the applicant, the location of the sidewalk moved, and two recreation spaces were added to the project. Staff recommends a condition of approval to require an updated lighting plan be submitted as part of the Public Works Construction Permit, to be reviewed administratively to ensure lighting levels are adequate for safety and security along the private access drive, sidewalk areas, common recreation spaces, and mailbox cluster area. 11. BUILDING DESIGN The building design in Phase 2 is generally the same as the design originally approved in 2009. There are fewer buildings proposed than originally approved, and Phase 2 will include more three -unit buildings instead of two -unit buildings as originally proposed to maximize the number of units that can be developed in the reduced project area. The diagram below shows the building elevations associated with the structures on the site plan. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov S0 of 211 Osterly Part: Tor nhomes (L1-(7065, C_08-(l7?) Design RevievN Major Moclific.aiion and Subdivi.>ir)rr F ue.liy Apprrrvol SE,)ptember' 27, 2018 Page 11 The building design outlined in blue remains as originally approved, including two, two -unit buildings, and one three -unit building. The other units on the south side of the private access road are where the townhome design and configuration are proposed to change most significantly from the original approval. The original plan included two -unit townhome structures located on the north and south sides of the private access road. Townhome development west of the recreation space is now limited to the south side of the private access lane. To construct eight townhomes on the south side of the access road as originally approved, the townhomes have been reconfigured to include two three -unit townhome structures and one two -unit structure with frontage along 34th Ave S. These reconfigured units have both the garage doors and front doors on the same elevation facing the private access road. The architectural drawings shown above have not been revised to show (1) the front and rear elevations of the three -unit building, with garage doors and front doors on the north elevation and the design of the south elevation; and (2) the design of the two -unit building to show how the west elevation will have a front door and porch facing 34th Ave S. Staff recommends a condition of approval to require that these elevations be provided by the applicant and reviewed administratively as part of the building permits for these units. Consistent with the units in Phase 1, each townhome structure will read as a unified building mass through use of the same colors and materials. The colors of each townhome structure and the use and placement of lap, shingle, and board and batten siding will vary. The color drawings below demonstrate a typical treatment for a townhome structure in the Osterly Park Phone: 206-4 - .8 i0 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA °1of211 U terly Park Townhomes (L1-(7065, C_08-(l7?) Design RevievN Major Moclific.aiion and Subdivi.>ir)rr F ue.liy Apprrrvol SE,)ptember' 27, 2018 Page 12 Townhomes development. The pictures below illustrate the variation of colors and roof modulation from structure to structure within the development. These design elements are proposed to be carried through to Phase 2 structures. 111. LANDSCAPE / SITE TREATMENT Landscape Design and Design for Screening and Separation Major changes to the landscape design from what was originally approved include removal of the street trees on the south side of the private access drive. The perimeter landscaping on the north side of the private access drive will no longer be side yards of the townhomes as originally approve, but instead a 10-to 12-foot wide perimeter landscaping area consisting of a sidewalk and a 6-foot landscaping area that widens out to 8 feet on the south side of the 14424 Building property. This landscape area will separate the Osterly Park Townhomes property from the condo properties to the north and will help screen the wooden fence that also separates the development from the condo properties. The previous approval for the landscaping area allowed perimeter landscaping to be clustered at the end of shared garage access areas, to provide lawn areas free of shrubs and trees for use of the townhome units as private yard areas. New landscaping regulations were adopted in the Tukwila Zoning Code in 2017. The new regulations provide a set of criteria projects must meet to allow modifications to required landscaping areas. The current landscaping design proposes a sidewalk in the perimeter Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov * Website: TukwilaWA. {;2 of 211 (Usterly Park Tornrnhomees (L1f1-0065, L08-()7 Design Revierw Major MoelRfic,aiion and Subdrvi.>iorr Pueairrrisr<ary App vol September' 27, 2018 Pace 13 landscaping area on the north side of the private access drive, as well as landscape perimeter averaging for the west perimeter adjacent to the 14424 Building, and clustering of the required shrubs and trees in perimeter areas on the east and south sides of Phase 2. These are all modifications which may be considered through design review, per TMC 18.52.100, according to the following criteria: 1. The modification or revision does not reduce the landscaping to the point that activities on the site become a nuisance to neighbors; and 2. The modification or revision does not diminish the quality of the site landscape as a whole; and 3. One or more of the following are met: a. The modification or revision more effectively screens parking areas and blank building walls; or b. The modification or revision enables significant trees or existing built features to be retained; or c. The modification or revision is used to reduce the number of driveways and curb cuts and allow joint use of parking facilities between neighboring businesses; or d. The modification or revision is used to incorporate pedestrian facilities; or e. The modification is for properties in the NCC or RC districts along Tukwila International Boulevard, where the buildings are brought out to the street edge and a primary entrance from the front sidewalk as well as from off-street parking areas is provided; or f. The modification is to incorporate alternative forms of landscaping such as landscape planters, rooftop gardens, green roof, terraced planters or green walls; or g. The modification is to incorporate a community garden, subject to the provisions of TMC Section 18.52.030, Note 11. Staff recommends approval of the proposed landscape modifications. Some areas of the site provide more landscaping than required, which makes up the square footage where perimeter landscaping is not provided or where the width of the landscaping provided does not meet the full 10-foot width of landscaping required for side and rear yards. Areas that provide more landscaping than required include the frontage along 34th Ave S where a 20-foot-wide landscaping area is proposed instead of the 15-foot area required, as well as perimeter landscape areas in the southeastern corner of the site, near "recreation space 2". Additional landscaping is proposed in landscape islands between the on -street guest parking spaces. The total width of the landscaping area on the north side of the private access road is 10 feet. It includes only 6-8 feet of landscaping to incorporate a sidewalk separated from the access road. This is consistent with item d in criteria number 3 above. Landscape clustering does not diminish the quality of the landscape as a whole: the appearance of the development is enhanced by grouping plantings at focal points at the ends of shared spaces such as garage access areas or recreation spaces, where they screen the perimeter fence and help to delineate shared spaces from private yard areas. Phone: 206-433- 00 yor T kwi A.gov t ebsite: Tukwila v 3 of 211 U terly Park Tor nhomes (L1-(7065, C_08-(l7?) Design RevievN Major Moclific.aiion and Subdivi.>ir)rr F ue.liy Apprrrvol SE,)ptember' 27, 2018 Page 14 The new landscaping regulations, which apply to this project, require sites where more than 24 trees will be planted to have no more than 20 percent of trees planted on a site be of one species. Two of the tree species proposed, including the Green Arrow Alaska Cedar (Chamaecyparis nootkatensis `Green Arrow') and the Serbian Spruce (Picea omorika), make up more than 20 percent of the total number of trees proposed. Staff recommends a condition of approval to require more diversity in the tree species. Outdoor Space Design The original and current proposal for provision of common open space is shown below. The original design included two common open space areas, in the middle of the development; the one on the north side of the access drive was designed as a child play area and the space on the south side of the access drive was designed to be a passive recreation space with a picnic table and open lawn area. The common open spaces now proposed for the project include a child's play area on the south side of the private access road in the middle of the site and two lawn areas with benches and raised -bed planters located in between the townhome buildings on the south side of the private access road. ORIGINAL APPROVAL WHAM 2 IN DASHED AREA) PHASE 2 - CLI'RRENT PROPOSAL The amount of shared open space provided in the current proposal exceeds the square footage required by code for the total of 23 townhome units in Phases 1-2. Calculations in the table below show the distribution of private recreation space among the lots. The zoning code requires a minimum of 400 square feet of recreation space per unit. For townhome development, a minimum of 250 square feet out of the 400 is required to be private, ground - level recreation space. To determine the amount of shared recreation space required, the amount of private recreation space was measured on the Landscaping Plan. The amount of Phone: 206-433-1800 • Email: Mayor@Tukwila fA.gov • Website: TukwilaWA. ov 84of211 Osterly Park Tornrnhomees (L1f1-0065, L08-()7 Design Revierw Major Mocfific,aiion and Subdrvi.>i)rr Pueairrrisr<ary App vnl September" 27, 2018 Pace 15 private recreation space provided for each unit was then subtracted from 400 to come up with the total amount of shared recreation space required for the development. The table at right shows that 2,165 square feet of shared recreation space is required, and 2,550 square feet is provided. The existing lawn area on the south side of Phase 1 (originally constructed as a temporary recreation space for Phase 1) will formally become part of the 14424 Building condo property. Lawn areas between the townhome buildings located on the south side of the private access road will contain open lawn areas, seating, and raised - bed planters for gardening. The child's play area has been relocated to the south side of the private access road due to the PROPERTY PRIVATE RECEATION SPACE S . Exr i 1. 250Jursixl SHARED RECREATION SPACE (s. ft.) LOT 1 250 150 LOT 2 250 150 LOT 3 250 150 LOT4 250 150 LOT 5 250 150 LOT 6 250 150 LOT 7 250 150 LOT 8 250 150 LOT 9 325 75 LOT 10 562.5 0 LOT 11 286 114 LOT 12 612 0 LOT 13 765 0 LOT 14 330 70 LOT 15 308 92. LOT 16 250 0 LOT 17 253 147 LOT 18 320 80 LOT 19 320 80 LOT 20 253 147 LOT 21 320 80 LOT 22 320 80 LOT 23 600 0 TOTAL REQUIRED SHARED RECREATION SPACE 2165 TOTAL PROVIDED SHARED RECEATION SPACE (based can analysis of Phase 2 Landscape Plan, Sheet L 1j Tract C = 1350 square feet Two lawn areas on south side of access road are 600 square feet each 2550 removal of the condo properties from the project. This location is consistent with the design criteria, which call for the following: • An area that is centrally located and visually accessible to casual surveillance by passersby and residents. • Provides separation of play areas from general passersby for security: A low, black metal fence will contain the area in which the playground equipment is proposed, to keep children playing from running out into the private access road. The narrow street, street curb, trees, and low fence will also help keep vehicles from running off the road into the area. • Equipment to satisfy the specific sensory and skill needs up to age 12 (see attached cut sheet for planned playground equipment). • An adjacent sitting area for monitoring the children. Phone: 26-4 • E yor@Tbkwilkgv • ICbsite TukwltA. ov 5 of 211 Osterly Park Tor nhomes (L1-(7065, C_08-(l7?) Design RevievN Major Modific.aiion and Subdivi.>ir)rr F ue.liy Apprrrvol SE,)ptember' 27, 2018 Page 16 IV. MISCELLANEOUS STRUCTURES / STREET FURNITURE Lighting The lighting fixtures proposed for Phase 2 will be the design as those that have already been installed during Phase 1. Lighting fixtures include street lights along the private access road and within common open space/recreation areas, and building -mounted lights on each townhome unit. Pictures of the lighting fixtures are included in Attachment D. Service Areas The location and type of mailboxes to serve the units in this project has been reviewed by the postmaster. The location of the cluster mailbox structure for the development approved by the postmaster will be located adjacent to 34th Ave S. The trash and recycling containers for the townhomes are individual containers provided by Waste Management; the same as those provided for other single-family properties. The homeowners' association requires that the trash and recycling containers for each townhome be stored within the garage and be brought out by the residents to be emptied on trash pickup day. Street Furniture Street furniture proposed with the project includes benches and playground equipment. Pictures of these are shown right. CONCLUSIONS - DESIGN REVIEW 1. Site Planning Pedestrian and vehicle circulation are accommodated in the design of the Osterly Park Townhomes project. Phase 2 includes sidewalks linked to recreation areas, on -street parking, and unit entries, except those units on the south side of the private access drive reoriented to have their entrances directly off the private access drive. Staff recommends a condition of approval to require the drive aisle from 34th Ave S to the recreation tract to be of colored and patterned material similar the shared garage access areas, to symbolize shared use of the private road area for pedestrians and vehicles. Phone: 206-43 00 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA. ov 86of211 Osterly Park Townhomes (L1f1-0065, L08-()7?} Design Revierw Major MoelRfic,aiion and Subdrvi.>iorr Pueairrrisr<ary App vol September' 27, 2018 Pace 17 The changes to the site design will result in 23 townhomes instead of the 31 originally proposed for both phases of the Osterly Park Townhomes. The original project design included 12 on -street guest parking spaces; the modified project includes eight on -street guest parking spaces, two of which are proposed to be shared with the 14424 Building. Like the originally approved site design, the current proposal uses landscaping to help delineate and transition from more public areas of the site (street frontage, recreation spaces) to private yard areas. A six-foot tall wooden fence will separate the Osterly Park Townhomes from surrounding properties. The applicant has discussed installation of a gate for security at both vehicular entries due to theft and trespassing issues he has experienced during project construction. This type of gate may also help to reduce vehicle speeds if the private road starts to be used as a cut -through. Security gates are not proposed at this time, but staff recommends the design and installation of the security gates be able to be reviewed administratively if it they are deemed to be necessary by the Osterly Park Townhomes property owners. A lighting plan was submitted by the applicant to demonstrate how lighting will provided within the private access road, on -street parking, and sidewalk and recreation areas. The site design has changed since the lighting plan was submitted. Staff recommends a condition of approval to require an updated lighting plan be submitted as part of the Public Works Construction Permit, to be reviewed administratively to ensure lighting levels are adequate for safety and security along the private access drive, sidewalk areas, common recreation spaces, and mailbox cluster area. 2. Building Design The building design in Phase 2 is generally the same as the building design originally approved in 2009. The front doors of the units on the south side of the private access drive will be located on the same elevation as the garage doors. Additionally, the current proposal will only have one townhome with frontage on 34th Ave S. Technically the side of the building, the fagade of the townhome fronting 34th Ave S will be designed with a front door and a porch so that the unit faces the street. Building elevations showing these design elements have not yet been submitted by the applicant. Staff recommends a condition of approval to require that building elevations be submitted and reviewed administratively as part of building permits showing (1) the front and rear elevations of the three -unit buildings, with garage doors and front doors on the north elevation and the design of the south elevation; and (2) the design of the two -unit building to show how the west elevation will have a front door and porch facing 34th Ave S. 3. Landscape and Site Treatment The City of Tukwila adopted new landscaping regulations since the last time the landscaping design of the project received approval from the BAR. Staff recommends approval of the applicant's request for a landscape modification to use landscape perimeter averaging to meet Phone; 206-433-1800 • Email: tayor@Tukwil A.gov + Website: TukwilaWA, ov 7of211 Osterly Park Tornrnhomees (L1f1-0065, L0.8-()7 Design Revierw Major Mod fic,aiion and Subdrvi.>iorr Pueairrrisr<ary App vol September' 27, 2018 Pace 18 the requirements providing more than the required amount of landscape perimeter in some areas of the site to make up for other areas that do not meet the full landscape perimeter width required, and in areas where a sidewalk is proposed to be located within the 10-foot landscape perimeter area. Staff also recommends the applicant's request for a landscape modification to cluster the required landscape plantings, to create landscaping focal points at the end of shared garage access areas and recreation spaces, while leaving private yard areas free of shrubs and trees to provide homeowners the flexibility to decide how they would like to use the space. The new landscaping regulations require sites where more than 24 trees will be planted to have no more than 20 percent of trees planted on a site be of one species. Two of the tree species proposed, including the Green Arrow Alaska Cedar (Chamaecyparis nootkatensis 'Green Arrow') and the Serbian Spruce (Picea omorika), make up more than 20 percent of the total number of trees proposed. Staff recommends a condition of approval to require more diversity in the tree species. The outdoor spaces included for common and private recreation space meet the square footage requirements for the number of units proposed, including the four units in the existing 14424 Building. The four spaces proposed include a variety of active and passive activities for the residents of the development. 4. Miscellaneous Structures and Street Furniture The lighting fixtures proposed for Phase 2 will be the design as those that have already been installed during Phase 1. Lighting fixtures include street lights along the private access road and within common open space/recreation areas, and building -mounted lights on each townhome unit. The location and type of mailboxes to serve the units in this project has been reviewed by the postmaster. The trash and recycling containers for the townhomes are individual containers provided by Waste Management and are required by the CC&Rs to be stored inside the garage of each unit. Street furniture proposed with the project includes benches and playground equipment. RECOMMENDATIONS - DESIGN REVIEW Staff recommends approval of the major modification to the design of the Osterly Park Townhome project, subject to the following conditions: 1. The drive aisle from 34th Ave S to the recreation space Tract C shall be of colored and patterned material similar the shared garage access areas, to symbolize shared use of the private road area for pedestrians and vehicles. Phone: 20-433-18 0 • Ern it: Mayor Tukwil i A.gov ebsi e: Tukwila A.gov 88 of 211 Osterly Park Townhomes (L1f1-0065, L08-()7 Design Revierw Major MoelRfic,aiion and Subdrvi.>iorr Pueairrrisr<ary App vol September' 27, 2018 Pace 19 2. Security gates are not proposed at this time, but staff recommends the design and installation of the security gates be able to be reviewed administratively if it they are deemed to be necessary by the Osterly Park Townhomes property owners. 3. An updated lighting plan be submitted as part of the Public Works Construction Permit, to be reviewed administratively to ensure lighting levels are adequate for safety and security along the private access drive, sidewalk areas, common recreation spaces, and mailbox cluster area. 4. Two of the tree species proposed, including the Green Arrow Alaska Cedar (Chamaecyparis nootkatensis 'Green Arrow') and the Serbian Spruce (Picea omorika), make up more than 20 percent of the total number of trees proposed. Landscape plan shall be revised to provide more diversity in the tree species. 5. Building elevations shall be submitted and reviewed administratively as part of building permits showing (1) the front and rear elevations of the three -unit buildings, with garage doors and front doors on the north elevation and the design of the south elevation; and (2) the design of the two -unit building to show how the west elevation will have a front door and porch facing 34th Ave S. SECTION TWO — SUBDIVISION PRELIMINARY PLAT APPLICATION REVIEW PROCESS — SUBDIVISION PRELIMINARY PLAT AND FINAL PLAT APPROVAL There are three basic steps in the subdivision approval process: 1. Preliminary Approval Any land being divided into ten or more unit lots shall receive preliminary plat approval by the Tukwila Planning Commission as a Type 4 decision according to the provisions of 18.108.040. Criteria for Preliminary Plat Approval are contained in section 17.14.020(D). The application was reviewed by the Tukwila Short Subdivision Committee, and staff's response to each of the criteria for preliminary plat approval and recommended conditions of approval are included below. Once a townhouse project receives preliminary subdivision and design review approval by the Planning Commission/Board of Architectural Review, the applicant must apply for a Public Works permit for construction of project infrastructure. The project must receive final approval from the Tukwila City Council. 2. Final Approval After construction of project infrastructure and compliance with conditions of preliminary approval, the applicant must apply to receive final approval for the subdivision plat. The final approval decision on a subdivision plat is made by the Tukwila City Council. Before the final plat is submitted to the City Council, it shall be signed by the Tukwila Finance Director, Director of Public Works, and the Director of the Department of Community Development. Phone: 2-433-]I<300# E ail: yoraTukwil4+ A.gov + Tukvii ov 9of211 Osterly Park Townhomes (L1f1-0065, L08-()7 Design Revierw Major Modific,aiion and Subdrvi.>iorr Pueairrrisr<ary App vol September' 27, 2018 Pace 20 3. Recording Upon approval by the City Council, the subdivision plat shall be signed by the Mayor and attested by the City Clerk. It is the applicant's responsibility to record the City -approved final subdivision plat documents with the King County Department of Records. The applicant will need to pay the recording fees and submit the approved original final subdivision plat to King County. The final subdivision plat is not complete until the recording occurs, and copies of the recorded documents are provided to the Department of Community Development. The approved final subdivision plat must be filed with the King County Department of Records five years from the date of this preliminary approval or the application will expire. The Planning Commission may grant a single one-year extension. DECISION CRITERIA — SUBDIVISION PRELIMINARY PLAT APPROVAL 17.14.020 (D) Criteria for Preliminary Plat Approval The Planning Commission shall base its decision on an application for preliminary plat approval on the following criteria: 1. The proposed subdivision is in conformance with the Tukwila Comprehensive Plan and any other city adopted plans. Following are the relevant policies of the Tukwila Comprehensive Plan: Community Image and Identity Goal 1.10 Food security, local food production and public health are promoted. Policy 1.10.2 Encourage locally -based food production, distribution, and choice through urban agriculture, community gardens, farmers markets and food access initiatives. Two of the common open space/recreation areas proposed in the design of this project include raised -bed planters, providing the opportunity for community gardens in which residents of the Osterly Park Townhomes can grow food. Housing Goal 3.6 Increase long-term residency in the City. Policy 3.6.1 Encourage long-term residency by improving neighborhood quality, health and safety. Policy 3.6.3 Support neighborhood associations and groups that actively work to improve neighborhood quality and strengthen sense of community within the neighborhood. The Osterly Park Townhomes development proposes to add a total of 23 townhomes to a site zoned for High Density Residential that previously had a few single-family homes. The new townhomes add home ownership opportunities to the HDR zoning district in an area dominated by apartments. Home ownership tends to increase long-term residency, and the addition of new development, constructed to current code requirements improves neighborhood quality, health, and safety. The Osterly Park Townhomes will be managed by a homeowner's association Phone: 06-433-100 +Entail:I iyo Tukwila ' iA,go r Webse: Tukwila ov 90of211 Osterly Park Townhomes (L1f1-0065, L08-()7 Design Revierw Major Modific,aiion and Subdrvi.>iorr Pueairrrisr<ary App vol September' 27, 2018 Pace 21 to ensure landscaping and shared areas such as access, utilities, and recreation spaces are managed and maintained in support of strengthened neighborhood quality. Residential Neighborhoods Goal 7.3 Neighborhood Quality: Stable residential neighborhoods that support opportunities for improved educational attainment, employment, engagement, economic security, and personal safety. Policy 7.3.4 Use new development to foster a sense of community and replace lost vegetation and open spaces with improvements of at least equal value to the community. Goal 7.5 Neighborhood Development: Tukwila's residential neighborhoods have a high -quality, pedestrian character with a variety of housing options for residents in all stages of life. Policy 7.5.2 Ensure that residential development, when applicable, reflects high design quality in harmony with identified, valued features of the natural environment and historic development. 7.5.10 Ensure that all multi family residential developments contribute to a strong sense of community through: • Site planning focused on neighborhood design integration; • Building design architecturally linked with the surrounding neighborhood and style; • Streetscapes that encourage pedestrian use and safe transition to private spaces, with trees reducing the effects of large paved areas; • Recreational spaces and facilities on site; • Creative project design that provides a diversity of housing types within adopted design criteria, standards and guidelines; and • Operational and management policies that ensure safe, stable living environments. The Osterly Park Townhomes will offer homeownership opportunities in an area currently receiving public and private reinvestment. New landscaping provides a transition from the public street frontage to the units in the development. Vegetation proposed to be added to the perimeter and recreation spaces replaces minimal vegetation formerly located on the site and helps reduce the effects of paved areas. Tukwila International Boulevard (TIB) District Goal 8.6 Walkability and Connectivity: A larger network of streets, sidewalks, trails and other public spaces throughout the TIB District supports community interaction; connects neighborhoods, commercial areas, civic areas, and destinations; and improves community health. The TiB District's circulation network makes the neighborhood a great place to walk, improves mobility and safety for all users, encourages walking, bicycling and use of public transit, and supports the envisioned land uses. Policy 8.6.1 Establish a more walkable and connected street network throughout the TiB District by investing in public sidewalks and requiring private redevelopment projects to organize site plan elements to allow for through connections. Goal 8.8 The TIB District has stable neighborhoods, and residents and businesses that are actively engaged in improving the quality of life in the area. Phone:206-433-t00 • E r@Tukwikgov bsi e: Tukwila lA, ov 1of211 Osterly Park Townhomes (L1f1-0065, f_08-()7 Design Revierw Major Modific,aiion and Subdrvi.>iorr Pueairrrisr<ary App vol Septerriher' 27, 2018 Pace 22 Policy 8.8.1 Encourage private landowners to maintain and upgrade their property to protect the neighborhood from adverse impacts of vacant and underutilized sites and blighted buildings and structures. The Osterly Park Townhomes project is located several blocks west of Tukwila International Boulevard but falls within the boundaries of the TIB District depicted in the Comprehensive Plan. The L-shaped private access road provides through -access from 34th Ave S to S 144th St, integrating the development into the surrounding neighborhood. A network of sidewalks within the development encourages pedestrian activity. The shared spaces within the Osterly Park Townhomes and the sidewalk network connected to the surrounding walkable neighborhood will help foster a sense of community. The Osterly Park Townhomes represents an upgrade to the existing underutilized property. The project's Codes, Covenants, and Restrictions (CC&Rs), as well as future formation of the homeowners' association, will encourage maintenance of the new improvements proposed with this project. 2. Appropriate provisions have been made for water, storm drainage, erosion control and sanitary sewage disposal for the subdivision that are consistent with current standards and plans. Plans for water, storm drainage, erosion control, and sanitary sewage disposal are contained in the Civil Plans for the project (see Attachment D) and have been reviewed by the Public Works Department for compliance with city standards. Basic Development Standards for the HDR zoning district (TMC Section 18.14.070) require townhouse developments with development coverage of over 50% to incorporate low -impact development techniques, if feasible (including such features as pervious pavement, raingardens, etc.). The development area coverage for the Osterly Park Townhomes project exceeds 50%. However, meetings were held early on during project development among the applicant, the applicant's civil engineer, and Tukwila's surface water engineer, where it was determined that soil conditions on the project site do not allow stormwater infiltration. These site conditions preclude the applicant's ability to incorporate low -impact development techniques as part of this project. 3. Appropriate provisions have been made for road, utilities and other improvements that are consistent with current standards and plans. Provisions for access, utilities, and other improvements have been reviewed for conformance with current standards and plans by multiple departments, including the Planning, Fire, Building, and Public Works, as well as the Valley View Sewer District and Water District 125. 4. Appropriate provisions have been made for dedications, easements and reservations. The applicant has submitted a plat survey showing proposed easements (see Attachment D), and a draft copy of easement documents and codes, covenants, and restrictions (see Attachment E). These documents have been reviewed by the Public Works and Planning departments. These documents shall be revised to reference BAR approval, and to include joint maintenance agreements for access road, utilities, landscaping areas, and recreation areas. Transportation, Parks, and Fire impact fees will apply to the future Building Permit(s). Phone: 0E-433-1800 • En yorgrukwilaWA,gov * ‘Albsgov 92of211 Osterly Park Townhomes (L1f1-0065, L08-()7 Design Revierw Major Modific,aiion and Subdrvi.>iorr Pueairrrisr<ary App vol September' 27, 2018 Pace 27 5. The design, shape and orientation of the proposed lots are appropriate to the proposed use for which the lots are intended and are compatible with the area in which they are located. The configuration of unit lots (the lot area corresponding to each townhouse unit) is appropriate for this development type. The lots are arranged around the L-shaped access road, which will provide a through- vehicular and pedestrian connection for the residents of the Osterly Park Townhomes, as well as for emergency vehicle access. The scale of the development fits in with surrounding development, providing a transition between the existing single family homes and higher density development on adjacent properties. 6. The subdivision complies with the relevant requirements of the Tukwila Subdivision and Zoning Ordinances, and all other relevant local regulations. The project has been reviewed for compliance with the requirements of the Tukwila Subdivision and Zoning Ordinances. Issues that will need to be addressed prior to final subdivision approval are listed under the "Conclusions" section below. 7. Appropriate provisions for maintenance of privately -owned common facilities have been made. The applicant has submitted a draft of the Codes, Covenants, and Restrictions (CC&Rs) for the Osterly Park Townhomes subdivision. These rules outline common responsibilities of owners and residents of property within the development for maintenance of common areas, including recreation spaces, parking areas, and the access drive, as well as how owners who share a common wall will coordinate to make repairs to their homes (i.e. roof repairs, painting, etc.) so that the aesthetic appearance and function of each building remains intact. Prior to final approval, the "Declaration of Covenants, Conditions, Restrictions, Easements and Agreements for Osterly Park Townhomes" shall be revised to reference the latest BAR approval, and to include joint maintenance agreements for access road, utilities, recreation areas, and landscaping. 8. The subdivision complies with RCW 58.17.110. Review of this project by multiple departments at the City of Tukwila, including Building, Community Development, Public Works, and Fire, and written findings based on the project review found here meet the requirements of RCW 58.17.110. According to plans submitted by the applicant, appropriate provisions have been made for the public health, safety, and general welfare, for recreation areas, and for infrastructure including access and utilities. The proposed subdivision is consistent with the Tukwila Comprehensive Plan and will serve the public interest. CONCLUSIONS - SUBDIVISION PRELIMINARY PLAT APPROVAL The following conclusions are numbered according to the Subdivision Preliminary Plat criteria: 1. The project complies with applicable goals and policies of the Tukwila Comprehensive Plan. 2. The project has been reviewed by the Public Works department to ensure that appropriate provisions, consistent with city standards and plans, are included for water, storm drainage, erosion control, and sanitary sewage disposal. 3. Proposed infrastructure, including access road, utilities, and frontage improvements have been reviewed by the Public Works, Planning, Building, and Fire department for consistency with current standards and plans. Phone. 206-433-1800 • Erriail: Myor Td wi WA.gov + Websi ea Tuk ov 13 of 211 Osterly Park Townhomes (L1f1-0065, L0.8-()7 Design Revierw Major Moe)Rfic,aiion and Subdrvi.>iorr Pueairrrisr<ary App vol September' 27, 2018 Pace 24 4. Appropriate provisions have been made for easements and for codes, covenants, and restrictions. Prior to final subdivision approval, easements and the "Declaration of Covenants, Conditions, Restrictions, Easements and Agreements for Osterly Park Townhomes" shall be revised to reference the latest BAR approval, and to include joint maintenance agreements for access road, utilities, and landscaping areas. 5. The design, shape and orientation of the proposed lots are appropriate for the proposed use of the site for townhouse development. The type of development and site design is compatible with the area in which it will be located. 6. The subdivision complies with the zoning requirements of the HDR zone and has been reviewed for compliance with the subdivision code. 7. The "Declaration of Covenants, Conditions, Restrictions, Easements and Agreements" includes provisions for use and maintenance of privately -owned common facilities, including private access road, recreation areas, and landscaping. 8. The proposed subdivision is consistent with Tukwila's Comprehensive Plan, zoning and subdivision regulations, and other city plans. The subdivision as proposed will serve the public interest and will comply with RCW 58.17.110. RECOMMENDATION — SUBDIVISION PRELIMINARY PLAT APPROVAL Staff recommends approval of the Subdivision Preliminary Plat application with the following conditions: PRELIMINARY APPROVAL CONDITIONS The following shall be addressed as part of the Public Works Construction Permit: 1. All utilities for the project, private access road and sidewalks, and recreation areas (including children's play equipment), shall be completed and built per the approved Civil Plans (Attachment D) as part of the Public Works construction permit. 2. The applicant shall obtain an NPDES construction permit for this project. 3. A street light mast arm shall be added to the existing wooden pole. 4. Overhead utilities along 34th Ave S shall be moved underground, unless the applicant applies for and obtains a waiver from this requirement from the Public Works Director. The applicant shall submit an estimate for work to underground these utilities with the waiver request. 5. Storm drainage for roof drains, foundation drains, and paved areas shall be infiltrated and/or dispersed on - site, or detention provided. Civil site plans shall be reviewed as part of the PW infrastructure permit. Contact the Tukwila Public Works Department for submittal and design requirements. 6. Access road, utilities, undergrounding of power, and extension of sewer and water lines to the unit lots shall be approved by the appropriate departments and/or utility and conform to the Civil Plans. As -built plans shall be provided to the Public Works Department prior to final approval. 7. Install all required site improvements, including those proposed in the application and those identified above as conditions of approval. You will need to obtain all required permits prior to beginning any construction. For water and sewer permits, contact the individual provider District. For City of Tukwila utilities, contact Tukwila Public Works at (206) 433-0179 for a Public Works (PW) type 'C' permit for approval. A Street Use will be part of this permit and require bonding, insurance, and a Hold Harmless Agreement for work within the Public Right -of -Way. 8. Minimum clear access road width is 20 feet. Fire lane marking/stenciling will be required as necessary to ensure width is maintained. Phone: 206-433-1800 • Email: Mayor@Tkwil A.gv West TkwlWA, ov 94of211 Osterly Park Townhomes (L1f1-0065, L08-()7 Design Revierw Major Modific,aiion and Subdrvi.>iorr Pueairrrisr<ary App vol Septerriher' 27, 2018 Pale 27 The following shall be addressed as part of the Demolition Permit(s): 1. The existing mobile home shall be removed or demolished prior to final approval, unless a bond for removal or demolition is submitted to and approved by the Director of the Department of Community Development. The following shall be addressed prior to final approval of the subdivision plat: 1. Survey and "Declaration of Covenants, Conditions, Restrictions, Easements and Agreements for Osterly Park Townhomes" shall be revised to reference the latest BAR approval, and to include joint maintenance agreements for access road, utilities, and landscaping areas. Easements and the amended codes, covenants, and restrictions shall be recorded prior to final subdivision approval. 2. Submit a set of recording documents in either legal or record of survey format that meet the King County Recorder's requirements and contain the following items: a) A survey map as described in the application checklist that is consistent with all the conditions of approval. The surveyor's original signature must be on the face of the plat. b) Easements across lots 18, 19, 21, 22, and 24 (the 14424 Building) for the shared recreation spaces. c) Reference the recorded easement included in Attachment F. d) Revise type on Sheet 1 over "City of Tukwila Treasurer's Certificate." e) Separate easement document with legal descriptions for any common access/utility infrastructure. f) Separate joint Maintenance Agreements for the access road, drainage system, landscaping areas, and recreation spaces. g) Add Tukwila land use file number L08-079 for the subdivision application to all sheets of the survey. h) Add "After" legal description to the survey sheets for the boundaries of the new subdivision. Also add legal descriptions for each of the tracts. i) The fact that the unit lot is not a separate buildable lot, and that additional development of the individual unit lots may be limited as a result of the application of development standards to the parent lot, shall be noted on the plat. The following shall be addressed as part of the Building Permits: 1. Transportation, Parks, and Fire impact fees will apply to the future Building Permit(s). 2. Buildings will be required to meet fire flow requirements per the International Fire Code. 3. Adequate ground ladder access area of 15 feet minimum depth to be provided for 2nd and 3rd story bedroom rescue windows. Phone: 0E-4334800 • Entait, 1 yet' T0kwiI WA. ov + ebsite„: Tukw tal iA 5 of 211 96 of 211 ATTACHMENT A Osterly park Phase Two Design Changes Report Osterly Park was originally approved in 2009 as a 31 Unit town house development. It took a couple of years to get to that point and it happened to be during an extreme decline in real estate and a market crash. The project sat until 2015, when we were able to restructure it into 2 phases. In Phase one,8 units were completed in 2017 and has had amazing praise from the community. The 3owners ofthe four plex's located in Phase 2 decided that after the economic turn fall it was best not to remove their buildings, but that sharing the common road that was approved was fine. VVepursued this but after the owner of 14420 had on no less than 10 occasions agreed to share the road, that would also come with many improvements tohis lot. Such asdeveloper agreeing tovelandscape and repaint his entire building for starters, the owner thought it was not in his best interest to proceed. So that period ended. His lot currently is in disarray and a fence will be between hirn and Osterly park Phase 2. New Direction In April of 2018, when the shared road that was approved by the owners was now rejected byone ofthe owners, weasked the architect tncome upwith anew direction. This included; removing 4duplexes and replacing them 2triplexes. One duplex facing south instead ofeach other. The fnurp|exbuilding was present inthe original approval, but one 1building, The new design has 2more triplexes with a road behind them and a side walk in front of them that goes through the entire development to both recreation spaces and onto34mAve S. This design breaks up the monotony of the townhomes in a positive way, giving the drive through the development some diversity. � The only exception tnthe structures was onthe last duplex that shsfadnQ34" Ave S.VVemoved the appearance ofthe front unit toallow ittoface ]4 thAve S.This isastrict design review component and we felt that is was a great benefit to the first view of the development for persons passing by. Challenges This lot isavery deep, skinny lot snoutside ofHDRZ000square feet Zoning code and town house manual, ithad considerable challenges. These lots were recorded many years ago inanarea where apartments were being built with very loose standards and requirements. Tukwila has recognized this and help uswork towards asuccessful project. Asmentioned before one ofthe three owners that was going tnshare aroad refused todnsointhe spring ofthis year. The utilities inphase one inorder tobe extended required the back lot (14424) to dedicate a section 8 ft wide by his entire property on the east side in order to have the water mains storm drain power and road go through, and he had a long interest inimproving his building. VVehave submitted for apre-application meeting for anexpansion of his building to make it one story taller and making 'it look like a sister building to the Townhomes. He is in agreeance and excited to get started. Neighborhood |nthis close area there have not been many improvements and crime isetremendous problem. By investing into this area vvecan begin the path tncleaning upthe problems. |fwecan bring more home owners inthe crime rate will 8odown. The first 8Units that sold have outstanding citizens for the city living there and we hope to add more like them. Conclusion Asmentioned vvehave not added anew stylebuilding, just 2more 3plexesand rearraigned them with careful consideration to meet all zoning, safety, and public works requirements. The original development had 2 rec spaces and we have moved them but saved the approved structures within the spaces and they maintain the same purposing. The utilities were modified and approved by the local districts. Sg 1,4 .... ........� tDDR Ar mv.s :m :i « ».« 2 2 2 100 of 211 - Vasaa Watalka. aaa6.,'r r r gvkr .c.^.,:daru mrs+a,raataraaaaa anaa rra+',um':cra laaa ec`^,..aa, raa•,tia 4aacY's, raata,¢<aa a. e'Bi aaa. t :lata`c payawrc,.;:t, nusabz^,a, taaa naaata a1a, aaa la ..tt.'}aa, as"c.a- G+?S, CAA. Ca'l a: lamas mai , ....dew ^na`,ava n ulna, aaY 4.1 .iw:tazag&la n,ag tiv„tintt 4Nmess *k :. aNala aaW„aka+^ai 6'aaaal alaaa'a. a,aalleala Y@''a aaalaa a, d-N. a ea, d4,5 lala, ,$,ea, F?' wka all e,aataaa'alla SaOur wax ,a Oraaaaaaalalaaamav rVraa.a: 1,aa, a;;4an< waft a„r. a„ ,a•a/, as a a+a alaaaaay'a atrvtiaa aati<ra a as laarata+mts!, aNaalaaavt; hay„`.a' tau, tR;a t,a."yTaaUK':*"+'aa"L2`r:, 1 a;av;;:?a`a a a?aa to . a txa 1aaaralal tataavai le22 f,22+'2sa.°rc; t *`,21 V`L" l iakzaE:: w aa'4`4ar�a 6`,oaai al a-6,aq akanaW Cha n VA ri2,22a r,+`:a"a ttsat+a to ads as mm2f,N3' a�H.a 4m3 aka chol mek ww aamwaaan out w 04,1142au9 Ov222m222aaa"u+shiautsern- m reu�amal',Ma*anai aka casaa.+m:aa law Vaaalaa aa, WO, Ka.laaa'uk ok2;Y pk,a` 5aalalaa aralaaaaalla Va. vJa� 95^ aas &naval,rota✓a. 2 PHASE 2 PHASE Qstertya Park Townhomes 3429 South 144th Slaw Tukwle, WaSbingtOrt 22232,a2a=:4"ar moat, c'„iaca;. aMiho Landscape Ste Plan L-1 101 of 211 102 of 211 LANDSCAPE CALCULATIONS. Required Type I Landscaping (per TMC 18.52.030) Total Lineal Feet of Property Line Perimeter = 857 Lf. Total Lineal Feet of Perimeter Curb Cuts = 20 1 Total Lineal Feet of Perimeter for Landscape Calculations = 857 - 20 Total Lineal Feet of Perimeter for Landscape Calculations = 837 Required Trees = 1 per 30 lineal feet of req. perimeter (excluding curb cuts) Required Trees = 837 Lf. / 30 Required Trees— 28 (27.9) Required Evergreen Trees = 75% of Req. Trees Required Evergreen Trees = 75%x 28 Required Evergreen Trees - 21 Required Deciduous Trees = Req, Trees - Req, Evergreen -Rees Required Deciduous Trees = 28-21 Required Deciduous Trees - 7 Required Shrubs = 1 per 7 lineal feet of req. perimeter (excluding curb cuts) Required Shrubs = 837 I.f, / 7 Required Shrubs = 120 (119.5) Required Evergreen Shrubs = 75 % of Req. Shrubs Required Evergreen Shrubs = 75 % x 120 Required Evergreen Shrubs — 90 Required Deciduous Shrubs "= Req. Shrubs- Req. Evergreen Shrubs Required Deciduous Shrubs= 120-90 Required Deciduous Shrubs = 30 Perimeter Evergreen Trees Required = 19 Perimeter Evergreen Trees Provided — 21 Perimeter Deciduous Trees Required = 4 Perimeter Deciduous Trees Provided— 4 Perimeter Evergreen Shrubs Required = 60 Perimeter Evergreen Shrubs Provided - 190 Perimeter Deciduous Shrubs Required = 20 Perimeter Deciduous Shrubs Provided = 53 NitJ1n dwiklir#r 410141. grasspave 2 reinforcement material installed underneath groundcover for fire department access (typ.) lawn raised 4' x 8' pea patch planter: build w/ cedar 4x4's — pineed at corners bench hp.) existing p-patch garden in this area to remain dawn grasspave 2 reinforcement (typ.) recreutienal space atlo` 'pa 2 f. Phase 1 L O 0 Cr U 0 0 O 0 0 O S Aeur wi,rurra FSz_:avpy;,p L%kmkbxJ9 ad.t+} 4ss nx t. mr>e P' :A'ra�.td „PI CLINENNEF,NFE w poEPPEFFNNEiman Aram' F f , V 8901, k w 52895.35 ..—.-..d Senate 6r4u rBli1Yj EdMenkr3m1 Name Famanoi. Name 4ttx.0 Nx3Rmw +l,tt .Y pi i 'to LEMAN. IINEN,ELLPylp, es tH LIEwp 6 i,*• SJa^."rt. sl.mm'1 5'jE41 .••_• C.le g S 88.58.15. r,t=a4m rcu3a,rcv .... -4m .• 5.+"t "213 3.:x,n 9 s:t'a'Fem ea..' FT Iaei,sry .. r,: EIme Fl.,Wusre 148 0115 Fam x' 43,3831rzau xn hze}. 95359 1E5 ,I? 99.3185m,a3 Y d a 9IyE51e oC".im'a>,:P i & €.uiai ie. rsn .•.. SOMAIA. 17. iPr.,mra NEE »;. d lee 5 n;yi_ 1 aei ...•.. . ..� .ITS e� �H vkurvrp,IU 'F .ndi 4,W'52,9,38wewe111 .183.tu9. 5.1 tgai •.Y«�, 15.581.95.99'T Ewe.: E. `5 k '.�..rr'. 5, 51,580581.81.9ei 1 G't iciiod .,^ 1 .i n' 118 989558,55 Y 1 1 tuaR.a Nk 'd,:y.9.airn NEU PINEwEFEL FELELENI .. •...., a emt Lt,�.a(• .............. 5' .(�t8 1the 1411)rmSC`14.1ak 6' 7 Ca..t 1s,rrN1 +tl•y1 �,.�,,.�.............m... ..<„m,..�m,M.m. Elea 911901 [to1040531 9Eat10 L.cmrantrh na:meer 3.We N010sa 15.959..a3 Meese. NA lams !:;:..td'1-yN si 3av:'44 3'¢,3"+18. 13481.5' 182558: 1881.3.9.1 Caimairm Vines UNARM yj flaatm acral Name Ferrlin.4x4 Nam. 11mecS4{ree Ca5'n"t i4;r. 319TV1 nSi N1,1,4 1 me 3,88158 1'Fey GENERAL NOTES. 1. Required perimeter planting shall meet the following size requirements per TMC 18.52.030: Deciduous trees shall be 2" caliper minimum Evergreen trees shall be 6' height minimum Shrubs shall be 18" height minimum 2. All planting and lawn areas shall be served by an automatic irrigation system per TMC 1852.040.H. Irrigation plan shall be Design/Guild by installing contractor and shall meet all applicable codes and Design/Build Irrigation Specifications found on Sheet L-2. Installing contractor shall provide the irrigation design to Landscape Architect for approval prior to construction. P LANfING NOTES: 1. Plant quantities listed on this sheet ale total quantities for each species. 2. Landscape Architect (L.A.) or Owner shall approve all plant material upon delivery. 3. Contractor to layout all plant material and get approval from L.A. prior to planting anything in the ground. 4. Plants shall meet the current American Standard for Nursery Stock and shall be healthy, vigorous and well -formed, with well -developed, fibrous root systems, free from dead branches or roots. Plants shall be tree from damage caused by temperature extremes, lack of or excess moisture, insects, disease, and mechanical injury. Plants In leaf shall be well foliated and of good color. Plants shall be habituated to outdoor environmental conditions (hardened -off) 5. Root balls of potted and balled and burlapped (B&B) plants must be loosened and pruned as necessary to ensure there are no encircling roots prior to planting. At least the top half of burlap and any wire straps are to be removed from B&B plants prior to planting. The plant should be completely vertical. The top of the root hare, where the roots and the trunk begins, should be about one inch from the surrounding soli Soils: 1. Incorporate 6" of 3-Way topsoil from Cedar Grove (or approved equal) tilled to a depth of 12" into all planting areas and mounded to account for settling. 2. Incorporate 6" of 80/20 top dress topsoil from Cedar Grove (or approved equal) tilled to a depth of 12" into all lawn area and mound to account for settling. 3. Install 2" top course of Cedar Grove Landscape Mulch (or approved equal) to all planting areas. Cedar Grove: (877) 764-5748 Irrigation: 1. Contractor to modify existing irrigation system to provide head to head coverage for all planting and lawn areas, See Sheet L-2 for Irrigation specifications, 2. Irrigation water shall be applied with goals of avoiding runoff and over -spray onto adjacent property, non -irrigated areas, and impervious surfaces. 3. Modified irrigation system to follow water conservation best management practices and include a rain sensor. Osterly Park Townhomes 3429 South 144th Street Tukwila, Washington STATE OF WASH NGTON REGISTERED LANDSCAP ARCHITECT CHAD 5. WICHERS CERTIFICATE N0. 931 project number: 2.0081020 drawn: CSW checked: Studio 342 date issue/revision 9.20.18 Permit Submittal 9.23.18 Revisions Phase 2 Landscape Plan 10' 20 40' .,- .,- L-1 SCALE, 1" = 20'-0" NORTH 103 �2 dio Le rchttectu e, LLC 2008 104 of 211 8/6/2018 Landmark Web Official Records Search n of CITY OF T(JV 1Eo'nV4, ton TULi .i-_ Clty of T ukw11it Deportment of Comoro molly Oomoloom r4 6300 Sout ee ter Boutuverd 7uhwAlL WAS11458 TSIcI➢Emoto goo) 431.31170 FAX I2trai431,3fies DEDICATION FILE NO. 0066 Po KNOW ALL PEOPLE BY THESE PRE'tthr`s,, THAT VE, THE UNDERSIGNED OWr ,ROSY IN FEE SIMPLE ,OF THE LAND HEREIN U CR'IBED DO HEREBY MARE A SUBD^I.VISION. THEREOF PURSUANT TO RC ^R' SB,17.1.6. THE, UNDER SIGNED FURTHER DECLARE THIS: PLAT TIT BE THE I:"rRAPHTC REC?I?ESENTATIIJN DE SAID SUBDIVISION AND THE. SAKE IS MADE 1.+1TH THE FREE CONSENT AND EN ACCORDANCE 'WITH THE. DESIRE OF THE O W NE R TS), KNOW ALL PEOPLE .BY THESE PRESENTS: THAT WE,, THE UNDERSIGNED,. OWNER: IN FEE SIMPLE AND LIEN HOLDERS OF THE LAND EIEREDY PLATTED, DECLARE.', DEDICATE. ALL TRACTS AND EASEMENTS., 'TO THE PE875UN4S1, OR, ENTITYCST IDENTIFIED AND EDP THE PURPOSE STATED IN THE CUVFNANIS, CONDITIONS AND RESTRICTIONS RECORDED LCNDER I<ENG COUNTY RECORDING NUMBER , 4,0 IN WITNESS WE HAVE SET OLIR. HANDS AND SEALS 'THIS .,,. DAY' OF °STP'I S Q PARTNERS, LEG, A NEW MDxCO LIMITED LIABLILTY COMPANY ACKNOWLEDGMENT STATE OF S NI I Nk COUNTY OF I CERTIFY THAT I KNOW T]TT ETA AND AI NOWLED1'i[D IT TO THE USES AND PURPOSES NENT] DAMAGE WAIVER SATISFACTORY EVIDENCE THAT TINED THIS [NSTRU?4E T FREE .AND VOLUNTARY ACT FLIR THE INSTRUMENT SIGNATURE OF NOTARY PUBLIC PF11N TED MY APPOINTMENT PER T[AC 1 .D4.060 'THE FOLLOWING PERSONS CR CORPORA'11ONS LIAi^TNC AN 1NTER`FST IN THE SUr1.3DI1ADED LAND WAIVE'. BY i?HEM AND 'I'HF,IR SUCCESSORS. ALL CLAIMS FOR DAMAGES AGAINST ANY GOVERNMENTAL ,AUTHORITY ARISING Env THE CI?NSTRUCTION AND MAINTENANCE OF PUBLIC FACILITIES AND PUBLIC PROPERTY WITHIN ENE 'SS f3L1?+,'1S70P4; 144TH St. REO PARTNERS, LTC. A NEW MEXICO LIMITED LIANLII.TY COMPANY' RECORDER'S CERTJFJCATE 2! 44 4 8 Harm Aleerit WEDS Plat of Osa NW 1/4 of the NW 1/4 of Se TUKWILA APPROVALS PUBLIC WORKS DIRECTOR'S CERTIF1CATI I HEREBY APPREIVE THE 'SURVEY DATA. THE AND EITHER RIGHTS -OF -WAY, DESIGN OF DRAINAGE S'TSTEMS AND OTHER STRUCTURES. ATT/4H III ,► T C ICiiy of Tukwila Park Townhomes (PHASE ONE) Township 23 North, Range 4 East, W M,, in King County, Washington THE STREETS, A EXISTING LEGAL DESCRIPTIONS YS PARCEL 1 - TAX LOT 0040000088 CERTIFY THAI THE SUBDIVIDER HAS COMPLIED `WITH ONE OF THE FEILLD'W`ING, A-. ALL IMP'RDVE:MENTS HAVE. BEEN INS:TALL.ED IN ACCORDANCE WITH THE REQUIREMENTS OF TUKWI:LA MUNICIPAL CODE TITLE.I7 AND +,,ITH 1"HE PRELIMINARY' PLAT APPROVAL, AND THAT ORIGINAL AND REPRODUCIBLE MYLAR OR ELECTRONIC RECORDS IN A FORMAT APPROVED HY PUBLIC WORKS AND MEET ENO CURRENT I•LIBLIC WORKS DRAWING STANDARDS FOR ROAD, UTILITY AND DRAINAGE CONSTRUCTION PLANS CERTIFIED BY THE DESIGNING ENGINEER A$ BEINC; 'AS CONSTRUCTED' HAVE DEEN SUSMITTE..D FDR CITY RECORDS, B, AN AGREEMENT ,AND BOND OR 'ETHER FINANCIAL SECURITY HAVE BEEN EXECUTED D IN ACCORDANCE WITH SECTION 17.24,000 OF THIS TITLE SUFFICIENT TO ASSURE COMPLETION OF REDurRED IMPROVEMENTS AND C:ONSTRLICTIEN PLANS. 2D11.7 ;EXAMINEE AND APPROVED BY THE CITY OF TUKWI:LA DEPARTMENT OF PUBLIC WORKS THIS _ m__LAY OF" .v' flf, E'D VI._ DIRECTOR OF COMMUNITY DEVELOPMENT Reviewed and approved by Ohs o1RECPoR' or CoMb,TUNITY DEVELOPMENT and hereby, cerDI+erd rot fir 1 HEREBY CERTIFY THAT THESE ARE NO LT: ASSESSMENTS, AND THAT ALL SPECIAL ASSESSMENT PROPERTY HEREIN CONTAINED DEDICATED HIP STREETS.„ A OR FOR OTHER PUBLIC USE ANO ARE PAID IN FULL ON DAY F ti1#.iAe 2O14._ 71 fir ,e°9 J At T MAYOR AND f.-E 4S,'.s AFP YAL EU'', i D A `ARP�'vT'i'T Ti S '&; DAY K THIS KING COUNTY APPROVALS '1(NG LINTY TF1E_w V I HEREBY CERTIFY THAT ALL PROPERTY TAXES ARE PAID, 'THAT THERE ARE NO DELINUUENT SPECIAL ASSESSMENTS CE.RTIFIEF;I TO THIS UFF`IC FOR COLLECTION ANTI THAT ALL SPECIAL ASSESSMENTS CERTIFIED TH1s OFFICE FOR COLLECTION, ON ANY OF THE PROPERTY HEREIN COsTA[1, DEDECATE I) AS STREETS, ALL W.S,UR FOR ANY OTHER ARE PAHH) 1N FULL THIS __--_ TIAY GT C1J�a:_ DEP i4:ka: l S?E 5 4T E, AIII N ti .SFr APPRC D D-NS [?AY QF r`P'•rw'� DEPUTY KING COUNTY ASSESSOR ACC GUNT NUMB�4 THE EAST 65.15 FEET OF LOT 4, BLOCK 2, ADAMTOME TRACTS, ACGUPDING TO Ti PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS. PACE 31,. IN KING COUNTY,. TOGETHER Y6TH A SEATTLE CITY LIG`yT EASEMENT PC REC, NO, 201104200,005^t3; SUBJECT 'TO AND FCG£THER WITH A PRIVATE INGRESS, EGRESS, STORM AND UTILITIES EASEMENT PC REC. no, 20131DD1€K113`iQ; SUBJECT TO A PLIGET SOUND ENERGY EASEMENT KC REC. NO., 2015129001483,„ SUBJECT TO AND TOGETHER A1111 A. WATERLINE EASEMENT 1(C: REC. No, 20151<007DD12'19; SI,I:gJECT TC7 41C➢ FCK!T E:+ASL'MCP4T' FOR SIDE SEWER KC REC.. NO. 2015OB240010BS.. PARCEL 2 a TAX. LOT 0040000094 LOT 5, BLOCK 2,..ADAMS HOME TRACTS, AS PER PLAT RECORDED AN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY, WASHINGTON. EXCEPT THE ,EAST 6C FEET THEREOF; AND EXCEPT allE NORTH 10 FEET THEREOF CONVEYED TO KING COLINTY FOR ROAD PURPOSES BY DEED RECORDED JULY 27, 196G, UNDER RECORDING NUMBER 6060692„ SNIE3,IE T TO AND TOGETHER ATIH A SEATTLE CITY LIGHT EASEMENT KC REC. N0. 20110420000543; SUBJECT TO AND TOGETHER WITH A PRIVATE INGRESS, EGRESS, STORM AND UTILETIES EASEMENT KC REC, NO, 20101001001:350; SUBJECT TET A DRAINAGE„ PIPELINE UNDER KING COUNTY RECORDING NUMBER 5319966; SVDLCT IQ RIGHT TO MAKE NECESSARY CUTS AND ;TILLS UNCER KING COUNTY RECORDING NUM®ER 6050592; TOGETHER 9TH Ad PUGET SOUND ENERGY EASEMENT KC REC, NO. 2015120C41483,. TOGETHER 91S)T1 AND SUBJECT TO A WATERLINE EASEMENT KC REC.. ND. 20151407001218 SUBJECT TO A 10 .FOOT EASEMENT FOR SIDE SEWER PC REC. NO, 201509240010BD, (NOTE„ E.ASE.PIENTS INCLUDED IN THE LEGAL DESCRIPTBCkNS ALOVE WERE EROM CW TITLE COMPANY TILE COMMITMENT NO, FS--40154)19, DATED 4VLY 15. 2015 AT 13:1K1 AM) LAND SURVEY'S CERTIFICATE Richar,d L:. Schr-oeter, reyost9r@:d as a 1O410 1L.r`t'ay'Or I2y the State Or. WaphLn02on.. certify that thEs plat 4s based an dr, actual survey of the land descriRi4F Her94HH:. COmelut;,ted by me or moNe.w my SupervIslon1 that the cllstance's, courses and angles are Shown thaneah coere0Ytyi And that mmmmenttr other than those monuments ,approved For setting at a Inter dote, have been set and lot cornrr14 staked on the ground ra. OR DATE, CERTIFICATE N0.23Ia04 SOUTH 144111 STREET TFa STREET VICN!NITY HOT TO SCAt:9 SC'HRoETER' SHEET 1 OF 4 LAND SURVEYING PRDFESSIOt44L LAND SURVEYORS CRLK/ 442-142:1 I'.nxi 01640-9A'7 CT N0 07191 DRW1NE BY L TA . YY 71I . PEOSED 1/ https://recordsearch.kingcounty.gov/LandmarkWeb/search/index?theme=.blue§ion=searchCriteriaName&quickSearchSelection=# 1/4105 of 211 106 of 211 8/6/2018 Landmark Web Official Records Search CITY OF TIJ WIL t FILE NO. L14-0066 Ctty of Admits Pafmrtrnent of Ccmnment y F eAaprnaM ffi®5 Sarditheeeter Boulevard. Tukwila, WA 98168 Towhee* (20 ) 4313670 FAX rem 431=3665 braes dick taIX' in arse _. 1'6; "11/07 30' City of Tukwila Plat of rite., y k Townhomes (PHASE ONE) Portion of the N ia' 4 rf the NW 1/4 of Section 22, ship 23 North, Range 4 East, W M., in King County; 3.5' conveyed to Rec. i#200505,800025 L.!i17'35'33" W (c), ..3oufh 744s1/2 ,s, North end 4' chain link-- dance Is 03' north & 0,9" east ar setrebar yr/cap PttGET SC(JNO ENERGY EASEMENT RFC„ NO.'20150129001463 i5 MER,. UNDER.. ALONG, AC.'ZQSS AND TNROU2+t THE EAST" 65..15 FEET OF LOT 4, CENTERLINE DESCRIBED A$ ".AS CCN5TURCTED" 4- ree Privota 5'---- dcwafk easement (0) New driveway REBAR 5/15//4 PRIVATE. SANITAR 'Yi— R EASEMENT REC. 924001985 PHASE 2 Basis of Bearing or this survey are monuments Pound at the Ynterwrrct1ce oC 42nd Ave, South/South 144th Street, ©nd 42nd Ave. South/South 148th Street.. GRAPHIC SCALE ea can 0 YR,AC TE19 P09:4R RECREATION TRACT NW'09'52"E 6 50' S87'35`33`7 LOT LOT 1 ce I 2 Concrete Von Monument no Tack in Lead Set r0bar 'w/C©p Found pipe or rebi 22`L 10 Drainage Easement p CSC' Red, No„ 631996,6 Boundary Lams et. In case on: the northerly .lone of Trust A with. 7/15 Private 5' k easement (c') eeption fat React Rae_ k — LEGEND 2) Temp, ,,arcking. sprlc 75' 41d7'49"57 w (P). Rat bearing or distance (s:) cnl, ulaLed. bearing or distance 0r Lot Lines Fasement. Lines Line F.�aserrae 20L5100700121 PPtVATE SA.NiT'ArRi EASEMENT REC. 24001086 I S0.00" EXCEPTION 5 Inc Easement: Rec. 1007001218 to 24' —NEW 10' I4EW PRIVATE SANITARY SEWER EASEMENT REC, #20150924001086 TO' TO , 0rary Landscape Ea9ument I 2- 74, in on Found brass pin w/punch murk In �a- Concrete in case — 11/11/07 NOTE: SEE PAGE 3 OF 4 FOR EASEMENT DIMENSIONS LOT WIOTHS„ LOTS RANGE IN 44[I1HS FROM 2.1,92 FEET TO 30,91 FEET LOT AND TRACT AREAS TRACT 4 4,621 of :sr 0,11 oven RECRE.ATFON TRACT B (TEMP) = 1,341 of # of 0.03 acres LOT 1 = 2,252: st or 0,05 acres LOT 2 x: 11,634 sr or C.04 ayes LOT 3 E.466 st car 0.03 vans LOT 4 xi 8,990 of or 0_05 acres LOT 5 = 1,577 sr or 0,04 acres LOT" 6 " t,T83 sf yr Ct_O3 acres LOT 7 = t,742 sr Or 0.03 tiered: LOT 8 F,S14 sl or 0_0.4 acres. LOT 9 te 12,017 of or 13.28 acres LOT ADDRESSES LOT NUMBERS STREET ADDRESS 3 4 5 6 7 8 SURVEY NOTES 1:4.401 34: Ln. 5, 14403 34 In, S, 14402 34 L,n, 5. 14.404 34 Lo 5, 14.405 34 Ln. S. 14.40734Ln, 5. 1440E 34 Ln. S_ 14408 34. Ln„ S,. '1. Field date Tor this survey eras obtalno3 by direct field measurernentx. Angular and, Iineof retationshIps were measured with a six second t.hoodaltle and electronic meosuring device, supptereaented by a steeff tape_ This surrey meets or exceeds the standards eentained in WA1. 332-130-090.. 7. REFERF..NC S=. PLAT OF ADA1:MS HOME TRACTS, 'VOL. 11,a3t 14424 THIRTY FOURTH' SOUTH, A C)r'IDOMINIUM, 'VOL, 47, PAGES 91 TO R3; 14422 TieRTY FTOURTHY SOUTH, A CONDOMINIUM, VOL47/ DACES 88 TOTHROUGH 9ra4 R05 143/125 Four, 2' brass flffEk w/'Pun In concrete to case — 11/1 Sol 148t SHEET 2 OF 4 SCHROETERD SURVEYING PR0TESSI0$^JA,t. 1J+14D 'SU TVEYORS t31 wa;"nKncew zk" 'vPurs %asn 444049 49440 4 D FAf' t?,05l2 PROJECT BY LAW BEDS i/13/16 https://recordsearch.kingcounty.gov/LandmarkWeb/search/index?theme=.blue§ion=searchCriteriaName&quickSearchSelection4 2/4107 of 211 108 of 211 8/6/2018 Landmark Web Official Records Search arts.", CITY OF TUKWILA FILE NO. L14-0066 City of T irolo pentaTCc iumltyDevoloFxow Southcanfor Boulovard, T11l11410, WA 9181$I 4576 FAX 4206) 4.13665 LOT i L4T LOT City of Tukwila Plat of Os t fPark Townhomes (PHASE ONE) Portion of the NW "1/4 of the NW 1/4 of Secfiar Township 23 North, Range 4 East, W. M., in King County, 41''e hingi0 DE A , EASEMENT LOCATIONS 1af Lot 5 3 LOT LOT a DETAIL f DETAIL DRIVEWAY DRIVEWAY EASEMENT A EASEMENT SCA.1 t . 30' NORTH SCALE 1• 3O° D ETAI L SIDEWALK EASEMENT B t1 NOT TO SCALE NCR1 H 5 8 DETAIL SIDEWALK EASEMENT A NOT '1O SCAB. NCi iH Nf N88°5Lt2: LOT 3 DETAIL SIDEWALK EASEMENT C NOT TO SCALE LOT 4 LOT I LOT 7 LOT 2 LOT 6 NORTFI NOT TO SCA F DETAIL: Waterline Easement Rec. NQ. 20151007001218 {portion of Lots 4 and 5, Block 2, Adams Horne Tracts, V11/31.) New Prw to i' ",ke tb'wosk ba9,en5ent. CO)--W, SEE DETAIL 'SIDEWALK 0' A) TAI' 'ORiV e bone o6 AY A- 10` NEW PRIVATE SANITARY" SEY ER EASEMENT NEC, #201.509:2 M1Ctt7 } 085 the SEE OETAI South 744,1 S/reef S87'°3.71' S S°E LOT LOT 1 2 TRACT 3:— TEMPORARY RECREATION (2) TEMPORARY,' PARKING SPACES ORYH LINE or THE SOU T1d HAL,l OF LOT .3, PLOCK 2, ADAMS L1O;w1E TRACTS, voL, S57°33"11 "'E '9- Seattle City Light Eaearrient .Rec. Na. 20i IO4:MO*0543 —28-3,73°. — ._ ,_ a-8733'13"E 10 Drainage KC Rec, No. DETAIL SIDEWALK EASEMENT D NOT Q SCALE LOT DETAIL LANDSCAPE EASEMENT NO3 1.0 SCALE NORTH NEV PRIVA11E S' SIDEWALK EASEMENT Al'RLANDSCAPE EASEMENT TRACT' 13 TEMP t.' ARY RECREATION PR1VA`i5` DRIVEWAY EASEMt" NT °N01Yj9°52"E. 6.5 TALC '"$1OEVe'A N£4'1` PRIVATE 'SAN,TAR'Y OT New Private 24' dth.v.ay easement (B) for the benefit al Towrnhorne:s 3, 4, 7and 13 SEE DETAIL "EYRIVEWAY C £, oserni 4 and ew Prue, easement of Townhorn ,"E OF. TAIL "` SIE 'i4+AI :0' TEMPORARY' .ANOSCAPE EASEMENT Sit DETAIL. 'LANDSCAPE: EASEl,4ENT' SIVATE SANITARY' EASEMENT REC. 24'15t7137400l D86 NORTH GRAPHIC :SCALE l 11e 11HE' SCHROETERLAND SURVEYING https://recordsearch.kingcounty.gov/LandmarkWeb/search/index?theme=.blue§ion=searchCriteriaName&quickSearchSelection=# 3/4109 of 211 110 of 211 8/6/2018 Landmark Web Official Records Search OP' TY OF TUKWILA FILE NO, L14-0066 TRACT NOTES TRACT A: INGRESS, EGRESS AND %UlTILMES EASEMENT TRACT A (S A PRIVATE JOINT USE INGRESS, EGRE.SS, AND UTILITIES TRACT FOR 'THE ,BENEEIT OF THE OWNERS OFLOTS 1 'THROUGH 9 AND FUTURE' PHASES OF THE OSTERLY PARK TOWSHOMES,AS APPROVED UNDER TUKWILA EILE NUMBERS L08-079 AND 1.,12-0005. OWNERSHIP OF LOTS 1 THROUGH. 9 CW THIS PLAT INCLUDES AN EQUAL AND UNEMIDED RESPONSIBILITY FOR THE' MAINTENANCE 0 SAID TRACT AND ANY UNDERLYING UTILITIES OWNERSHIP. OPERATION AND MAINTENANCE OF 'MAGI A SHALL BE THE OSTERLY PARK DDANHomEs OWNERS AS5OCIA1ON, DETAILED> MAINTENANCE REsPONs:BILE0E:5 SHALL. BE AS LISTED UNDER THE DECLARATION OE CONNENTS, CONDITIONS, RESTRICTIONS,. EASEMENTS AND AGREEMENTS FOR THE 'OSTERLY PARK TOWINHOMES UNDER KING CANTY RECORDING' NUMBER WC?,0 iqC'1/4 city Of %Wile Deparlawnl. al Canawilnliy Davelopenant 3C Sauthcanter Elaukraud, Tukwila, WA ilfrika fulopkowo POW 4,31-114W9 FAX Regi 4414(44‘ Portion of the NW 1/4 of the NW 1/4 of Section2, Township 23 North, Range 4 East, WM,, in King County, Washington vobloo' 1, ME UNIT LOTS ARE NOT SEPARATE BUILD' ABLE LOTS, AND ADIDItIGNAL RECOFDINC, Na 2.12— YOL/AAGE 2. LEGAL DESCRIPTION FOR. 'TRACT A, AN INGFIESS, fORESS 4110 LEITLEFI(S EASEMENT] THAT PORTION OF THE EAST' 65,15 FEET 01 LOT 4, EXCEPTING IKE NORTH 3.5 FEET THEREOF AND oF LOT 5, EXCEPTING THE EAST 50 FEET :AND THE NORTH Tomo FEET THERELIF ALL IN% BLOCK 21. ALTAMS. HOME TRACTS; ACCORDING TO THE PLAT THEREOF P,EGGIRDED FN voiDmE 11 DE PLATS, RAGE ,31, IN 'KING' COUNTY. WASHINGTON, .AL50% BEING KNOW AS A PORTTON OF THE. PLAT OF (MANLY' PARK rciANHOMES (PHASE' ONE) CITY OF TUKWILA PILE NO, 114-0066„ DE.SCRIBED 41 FOLLOW: BE,GINNING AT THE NORTHwES't CORNIER OF LOT 3. pLAT of OSTERLY P.ARK TOWNHOMES (PHASE ONE):. OH THE SOUTHERLY MARGIN OE SOUTH 14.4TH STREET; THENCE s(xyp-F 0I•0:9'52:' WEST 151,20 FEET; THENCE NORTH a?"3,3'.54 KST 30,01 FEET; NORTH 01•01'52" EAST 157.66 FEET TO THE SOUTHERLY MARGIN 'DE SAID SOLITEI 144111 sTREET: THENCE SOUTH 87'35'32- EAST ALONG SAID mARGIN, 1121 FEET 'MENCE S00111 010952 4151 0:51:1 FEET TO THE SOUTHERLY MA.11G1N ;OF SAID; sour-4 144TH sTREET: THENCE SOUTH 87-35'.33- EAS"F, AEONG SAID MARCIN, 16..79 FEET TO THE POINT OF BEGINNING: SUBJECT IC A TEMPORARY LANDSCAPE EASEMENT .ACROSS THE SOUTH 1,43 FEET THEREOF; SUBJECT TO RTGEIT TO MAKE NECESSARY CuTS AND FILLS UNDER KING COUNTy RECORDING NumBER 0.360692: SUBJECT TO A DRAINAGE PIPELINE UNDER KING COUNTY RECORDING NukABER 6319966'. SUBJECT 10 AND TOGETHER WITH sEATELE CITY LIGOT 145100141 RECORDED UNDER KING COUNTY RECORDING NUMBER 20110420000543; TOC.ETHER WITIL AND sumcr To A PLFGE'l SOUND ENERGY EASEMENT RECORDED UNDER KNG °GINTY RECORDNO, NU4BE,R 2015012900)4831 SUBJECT TO AND TOGETHER 41111 4 PRIVATE INGRESS; EGRESS, STORM AND UTILITIES EASEMENT KC REC. NEL 201-31001004550; TOC,FTHER WiTH .AN11 SUBJECT TO A WATERLINE EASENIENT KC. REC.. 440.. 2015100%70021B; TRACT B: TEMPORARY RECREATION TRACT OwNERSHIP, OPERATION AND MAINTENANCE or TRACT B SHALL BE THE OSTERLY PARK TOANHOmES H0191,E0WNERS ASSOCIATION; LEGAL DESCRPTION FOR, 0401 B, A TEMPORARY REOREAlIDN TRACT] THAT PORTION OF THE EAST 65,15 FEET OF LOT 4, EXCEPTING TILE NORTH 3.5 FEET THEREOF AND OF LOT 5, EXCEPTING THE 11451 61) FEET AND 1141E NORTH 10,00 FEET THEREOF ALL IN I3LOCK 2, ADAMS HOME 'BRACTS, ACCIRRDING TO THE PLAT 'THEREOF RECORDED IN VOLUME TY OF PLATS, PACE 31. IN KING COLINTY, WASHINGTON, ALSO E1E14G KNOWN AST A PORTION OF THE PLAT oF 01101111 PARK TOwNHONFES (PHASE ONE) CITY OF TUKWILA FRE No, 04-0066, DESCRIBED AS FOL1„OWS; P(CINEANG AT THE' SOUTHWEST CORNER OF LOT 5, PLAT OE OSTERLY PARK TOW/MOUES (PHASE ONE); THENCE SOUTH 0199'52 WEST. ALONG THE: wEST LINE OF SAID PLAT„ 25 25 FEET ; THENCE SOUTH 87'33%54 EAST 51.94 FEET; IRIENCE NORTH 01'0952- EAST 26.40 FEET: THENcE NoRTH 8E50'22" wir5i 5192 FEET To THE POINT oF BEGINNiNG DETAILED 44ANTENAWCE RESPONSIBTLIIIES SHALL BE AS LISTED UNDER THE CONVENTS, CoNDIDoNs, AND RESTRICITONS UNDER KING COUNTY REcoRDING NuMBER City of Tukwila Plat of Osteriypark Townhomes (PHASE ONE) PROPERTY NOTES DEVELOPMENT' ON, ;ME INDIVIDUAL uNIT Lois NrAy BE LIMITED AS A RESULT OF 'THE APPLICATtoN OF DEVELOPMENT TO THE PARENT LOT, DEVELOPMENT SHALL aE PER IRE APPRowto DESIGN REMEW RECEIVED FROM THE CITY or TUKWILA UNDER FILE NLIMBERS IDE-C176 AND L12-,E05. 7.. THE FOLLOWING CONDITIONS OF PRELIMINARY APPROVAL SIENALL BE DEF(RRED.% TO BUILDING PERMIT TOR ININIAT)UAL. 1114111. A) CONSTRUCTION or PERIMETER FENCE, RECREATION AREA, IRRIGATION, LIGHTING, LIGHGNG FIXTURES; COLORED :AND PATTERNED SHARED DRIVEYNA'Y AREAS„ RECREATION AREA LANDSCAPING (IRRIGATION .AND .EOUIPTATENT) AND LANDSCAPING SHALL BE DEFERRED TO THE BUILDING PERMITS 13) SCREENING 01 ME IN.F)DADUAL. %METERS, ELECTRICAL. BOXES AND SIMILAR EQUIPMENT NECESSARY FOR PROjECT NERASTRUCTVRE Si'.q,ALI. BE REVIE)*D AS PART OF "NE BUILDING PERMIT TOR EACH UNIT DRIVEWAY EASEMENTS A PRNATE 24 FCICIT DRILEWAy EASENrENT FOP THE BENEFIT Of' TOWNHONES ON I. 2. 5 AND 6, FOR DETAILED MAINTENANCE .RESRONSiBILETIES SEE THE CONVENTS,. CONDITIONS, AND RESTRICTIONS UNDER KING COUNTY RECORDING NUMBER 20.q_c".14.0V LEGAL .DESCRIPTFON :AS FOLOWS4 THAT PORITON OF LOTS T. 2, 5 .AND 6; OF THE PLAT Of OSTERLY PARK TOW.HOMES (11HASE ONE) CEP( .OF TOKIMLA FILE NO, 1.14-0066, DESCRIBEI) AS FOLLOWS:. BEGINNING AT THE NORTHEAST CORNER OP LOT 2, PLAT' OF OSTERLY PARK TOWNHOMES, (PHASE ONE)„ ON THE" SCX.ITHERLY mARGIN OF SOLED( 14,464 STREET; THENCE SOUTH 0109'55- YW:ST, ALONG THE. EAST 'EINE OE SAID LOT ,7, 6228 FEET TO THE TRUE POINT or absiNNING; THEN%CE. NORTH 88°5022 WEST 41,93 FEET; THENCE: SOUN D10952.- WEST 24„00 THENCE SOUTH 68`50'22" EAST 41.93 FEET TO THE EAST LINE OF SAID LOTS 2 .ANO 6; THENCE. NORTH 0109'52' EAST, ALONG SAID EAST LINE, 24..00 FEET TO 10E TRUE. POINT OE BEGINNING B. %PRIVATE 24 FOOT DRIVEWAY EASEMENT EGET THE BENEFIT OF 'TGAINHOMES ON 3, 4; 7 AND 8 EDP OE -FAILED MAINTENANCE RESPONSIBILITTS SEE TH.E,,..ONVENTS, CONDITIONS-, AND REsINTTIONS liNCER KING couNIFy :RECORDING NUMBER LEGAL DESCRIproN AS FOLLOWS: THAT PORTION OF MOTS 3. 4, 7 AIND% 8. OF THE PLAT .OF OSTERLY •PARK -TOWNHOMES (PHASE. (NE) DTI' OF TUKWILA IDLE. NO., L14-0066, DE -SCRIBED -AS FCCLOWS; BEGINNNG AT THE NORTHWEST' CORNER OF LOT 3, PLAT OF OSTERIY PARK TOWNHOMES (PHASE ONE), ON THE SOUTHERLY MARGN GE SOUTH 144TH siREET: THENCE 'SOUTH 01'01'52 wEST, ALONG TFFE lACSi LINE 01' SAID .L01 3, 55„13 FEET TO 1TH'E 'TRUE, PONT or BEGINNING. THENCE 500TH. EAsT 41 _91 %F E E ; THENCE SOUTH 0.109'36" WEST 24.00 FEET: THENCE NORTH ,66^50T22" wEST 41,93 FEET 'TO THE WEST' LINE; OE SAID LOTS 3 AND 7; 'THENCE NORTH" 01'0952' EAST ALONG SAID WEST LINE, 24„00 FEET TO THE; 'MLIE POINT DE 61E:GINNING. TEMPORARY LANDSCAPE EASMENT 'IEMPORART PRIvATE LANDSCAPE 'E,AsEvt.NT roR THE BENEFIT DF THE pLAT oF osTEpty PARK TOWNHOMES (PHASE ONE) CITY' OE ;TUKWILA NI Nia L14-00.66. DETAILED 4.1AIN1ENAN01E RESPONSIBILiTlES. SEE THE COMENTS, CONC.ITIONS, AND RESTRICTIONS LINDER KING COUNTY RECIORCINCT NUMBER. LEGAL DESCRIPTION A.SFOLLOWS;. T PORTION OF LOT 9 AND TRACT A OF THE PLAT OF OSTERLY PARK TOWNHOMES (PHASE ONE) %CITY OF TUKWILA FILE NO. L14-0066. DESCRIBE) AS FOLLO*IS; BEGINNING Ai" THE: NORTHEAST CORNER CORNER OF LOT .9. PLAT OF OSTERLY PARK TOWNHOMES {PHASE ONO; THENCE SouTH 01'01"38-45ST, ALONG THE 'EAsT LINE OF 14441) LOT., 2.0.27% FEET TO THE TRUE POINT OF 61010141140, THENCE' NORTH8733-54" wtST 81„95 FEET TO INC 4551 LINE: OF SAID TTEr'NCeTEASOUTH 0109'52" WEST, ALONG SAID WEST UNE,. 10.00 FEET; THENCE SOUTH 87'33.54' EAST% 81,.95. FEET TO THE EA'ST LINE or .SA10 Lot: NoRTH 01,0158' EAsT, ALONG SAID EAST LINE, 10.00 FEET TO NE TRUE POINT Of BEGIN:NINO, 44 SIDEWALK EASEMENTS A. PRIVATE 5 FOOT SIDEWALK 1415141141 FOR THE, BENEFIT OE TOWNHOWES ON 5 AND 6. FOR DETAILED MAINTENANCE :RESPONSIBILITIES SEE THE CONVENTS„ CONDITIONS, AND. 'RESTRICTIONS UNDER KING 'COUNTY RECORDING NUMBER LEGAL. DESCRIPTION 41 FOLLOWS THAT PORTION OF LOT 6 OF THE PLAT GE OSTERLY PARK TOWNHOM ES (PH&SE CNE) 'CIIITY 04 UKWLA FILE NO, LTA —DNB, DESCRIBED AS FOLLOWS; BEGINNING AT THE SOUTHEAST CORNER OE LOT 6, PLAT or OSTERLY PARK TOWNHOMES (PHASE ONE); THENCE NORTH 0112936' EAST, ALONG THE EAST LINE OE SAID LOT 6, 5,00 FEET; THENCE NORTH 8e50'.27" WEST 24 92 FEE, TO THE EAST LINE OF LOT 5, OSTERLY PARK, THENCE SOUTH 0109.52' WEST, ALONG THE EAST LINE OF SAID LOT 5, 5,00 FEET: THENCE SOUTH 88'50'22- EAST, ALONG THE SOUTH LINE OF SAID LOT 15., 24,92 FEET TO TITE EAST TINE OE SAID LOT 6 AND THE POINT ()F BEIGINNING 13 PRDVATE 5 FOQT SIDEWALK EASEMENT roa THE BENEFiT OF TOwToromEs DN 7 AND 8 FC)R DETAILED MAINTENANCE RESPONSIBILITIES SFF THE CONVENTS C0510ITIO44S AND PEsTaicliphis uNDER KING UOUN TY RECORDING NUMBER _;?Lcale2'.T52fit9J2.17±1.S1.— LEGAL DESORIP RON AS FOLLOwS THAT PORTION OF LOTS 7, ;6 AND 9 OF THE. PLAT sTE OSTERLY PAR'K TOM -TOMES (PHASE '1)NIE) CTY OF TUKWILA FILE NO. L14-0066. DESCRIKO AS FOLLOWS; BEGINNING AT THE SOUTHWEST CORNER or LOT 7, PLAT OF OSTIERLY PARK TOWI.'IHOMES (PHASE ONE); THENCE NORTH 011)9S.2' EAST.„ ALONG THE, wFST OF 5444) LOT '7„ 2.50 FEET: THENCE SOUTH 88'5022- EAST 25.93 ,FEFT TO 'THE WEST LINE OF LOT 8, OSTERLY PARK; THENCE SOUTH 0110938' WEST, ALONG IME EAST UNE- OF SAID LOT 8 AND ITS %PROJECTION; :SOUTHERLY, 500 FEET THENCE NORTH 68'50'22" *EST 25.93 FEIET .TO THE EAST LINE 01 SAIET LOT 9. THENCE NORTH 01'09'52- EAST, ALONG SAID EAST "LINE, 2..50 FEET' 'TO THE SOLITHViE.ST CORNER OF SAID tOT 7 AND tHE :PONT or BEGiNNFING. C, PRIVATE 5 FOOT SIDEWALK EASEMENT iFDIZ THE BENEFIT OF TOWNHCATES ON 3 AND 4. FOR 131144110 MAINTENANCE RESPONSIBILITIES; SEE THE GON'yENTS„ CONDITIONS„AND RE'z0511:Rf',1C-,011.30EJLOoNL)E,IltiRING COUNTY RECORDING NUMBER LEGAL CESCRIPITON AS FOLLOWS:. THAT PORTION. OE LOTS 5 ANO 4 DE ;THE PLAT OE OSTERLY PARK TOWHONIES (PHASE ONE) CITY OF 'TUKWILA FILE NO, LI4-0066, DESCEOBED AS EOLLOWS, BEGINNING AT 'EHE NoRTI-EAsT coRNER oF LoT 4, PLAT 01 OSTERLY PARK TOWNHOmES (PHAsE ONE); THENCE NORTH 87'35'33" 44111. ALCING THE NORTH OF SAID LOT 4, 27.50 FEET TO THE 'TRUE PONT OF BEGINNING; THENCE SOUTH 0109i38" INEST ;20,59 'EEET4 THENCE ;NORTH 8650.22" WEST 5.00 FEET; THENCE NORTH 010936" EAST 20.70 FEET' TO THE NORTH LINE 01 SAID LOT 3; 'MENDE SOQTH 8/%35'33' %EAST, ALONG THE NORTH LINE OF SAID LOTS, 5.00 FEET TO THE TRUE, POINT (NT BEGINNING, 0. 11010411' 5 FOOT %SIDEWALK %%EASEMENT FOR THE BENEFIT or Towav-tomEs 041 1 AND 2 FOR DETAILED mAINTENANCE RESPONSIBILITIES SEE THE CONVENTS, ,ZONDITIONS, AND RESTRICTIONS UNDER KING COUNTY' RECORDNG NUMBER LEGAL DESCRIPTION .AS E-0L104S4 THAT PORTION. OF LOTS., 1 .AND .7 DE THE PLAT Or OSTERLY PARK TOwINHOmES (E,TLAst ow) aT",, or TUKWILA FILE NTT 1.14-0066„ DESCRIDEO AS FOLLOWS1 BECNNING AI THE NORTHEAST CORNER OE LOT' 2, PLAT OF OSTRLY PARK 1"OWN41011E,S (TMASE: ONE), THENCE NORTH 97'35'33" WEST, ALONG THE NORTH OF SAID LOT T. 19.43, FEET TO THE TRUE POINT OF BEGINNING; THENCE SCTUTH Oi1)9'52" WEST 28,70 FEET; THENCE NORTH 6650-'22" 'WEST '5-00 FEETI. THENCE NOR'TH% 0109'52" EAST 28.61 FEET 'TO THE NORTH LINE OF SAID LOT 2; THENCE SOUTH 87'35'33" EAST; ALONG THEI NORTH CONE OF SAIO LOTS, 5,00 FEET 10, THE. TRut POINT OF 900114141141. SHEET 4 OF 4 SCHROETER LAND SURVEYING PROFESSIONAL LANO SURVEYORS Pa Anx 613, Valltisenat(.A WA? tetif;) 842-F444I FAX (FE16)243-9671 DATE' 9/16/0 11 NO. 07161 DRWN er Low ATE 111/117Z7 " s 12/29/15 https://recordsearch.kingcounty.gov/LandmarkWeb/search/index?theme=.blue§ion=searchCriteriaName&quickSearchSelection4 4/4111 of 211 112 of 211 ATTACHMENT D LANDSCAPE CALCULATIONS. Required Type I Landscaping (per TMC 18.52.030) Total Lineal Feet of Property Line Perimeter = 857 Lf. Total Lineal Feet of Perimeter Curb Cuts = 20 Lt. Total Lineal Feet of Perimeter for Landscape Calculations = 857 - 20 Total Lineal Feet of Perimeter for Landscape Calculations = 837 Required Trees = 1 per 30 lineal feet of req. perimeter (excluding curb cuts) Required Trees = 837 Lf. / 30 Required Trees— 28 (27.9) Required Evergreen Trees = 75% of Req. Trees Required Evergreen Trees = 75%x 28 Required Evergreen Trees - 21 Required Deciduous Trees = Req. Trees - Req. Evergreen -Rees Required Deciduous Trees = 28-21 Required Deciduous Trees - 7 Required Shrubs = 1 per 7 lineal feet of req. perimeter (excluding curb cuts) Required Shrubs = 837 I.f, / 7 Required Shrubs = 120 (119.5) Required Evergreen Shrubs = 75 % of Req. Shrubs Required Evergreen Shrubs = 75 % x 120 Required Evergreen Shrubs — 90 Required Deciduous Shrubs "= Req. Shrubs- Req. Evergreen Shrubs Required Deciduous Shrubs= 120-90 Required Deciduous Shrubs = 30 Perimeter Evergreen Trees Required = 19 Perimeter Evergreen Trees Provided — 21 Perimeter Deciduous Trees Required = 4 Perimeter Deciduous Trees Provided— 4 Perimeter Evergreen Shrubs Required = 60 Perimeter Evergreen Shrubs Provided - 190 Perimeter Deciduous Shrubs Required = 20 Perimeter Deciduous Shrubs Provided = 53 NitJIn dwiklir#r 410141. grasspave 2 reinforcement material installed underneath groundcover for fire department access (typ.) lawn raised 4' x 8' pea patch planter: build w/ cedar 4x4's — pineed at corners bench(typ.) existing p-patch garden in this area to remain dawn grasspave 2 reinforcement (typ.) recreutianal space atlo` 'pa 2 \. Phase 1 L O 0 Cr U 0 0 O 0 0 O ,. (.new ,>awitia�rc:�a 5 'T re,";tU{ FbuelvaP 171 lilJ9 §,A.B}4v hod 0,1atee0y DOI i1.1 i.N1 Pew, l-,mnJer.„t urt.�r�hF.[ 8830,8a.5.8.3958.2w rrv°;}^a,rav—_MO - - ..—.-..d ,trH 6r4u rBli1Yj Ilolo:r4t3x.f N'.nme ti°aumsn{src N. i`it21v` Nx to _ ut3 d..tolx x C,f 9i. D..at b't21 m hd., K<;a.t�ttt,=` Iue _iS, ih:{tiJ {, '.a�:+r. 7 eCeni 4=1 F., 4'I443'r;;.l.I L4)-'N11a sq. Lt'rs'e Es,*.bJ+x.^tx rd sl 3 grEt4 sty rc u3_a,rc.v.. -4aar C+"f 29 h -. nos (t s:,,,,Pitml Pa. t4 x �tviP rzsu _ -..... h+lub $.17. idE.,mra 9Nxmt ,, Iaei,sry ..'i ,: ;3ed 5 r ttrE ,.. [ N +-�� Y d a r, IYsn4oC)m'a>,^P z n;yi_ ..� .IT� �H vkurvrp,1 'F .ntti4W' 4 ..:a•s}Pl? .axl .tuitc'O 0 F-F`t^s4Rh+u` �' .(�t'xdt's1 t•Ae 1411 SC'14.1`ek '7 7,:11sgx't js,rrNp +tl•y1 Ckuan41101 Bo-19B1 Col N.M. LA.Hrrirt>Yt./9 N.j 08e S,Si't0 NO09 Fr.'rn„k3 m^;tii'>nsreUD !: k..td'1-yNsi nv:'44 ,'¢,r"-+I'. 134,188 18855.,{: (1,11m 7.8. VI nos Notm01 8R1 Named sbirm-.4x't Nam. 118-55 c83.8-c11.9imt i4;r. ,E FAA Not GENERAL NOTES. 1. Required perimeter planting shall meet the following size requirements per TMC 18.52.030: Deciduous trees shall be 2" caliper minimum Evergreen trees shall be 6' height minimum Shrubs shall be 18" height minimum 2. All planting and lawn areas shall be served by an automatic irrigation system per TMC 1852.040.H. Irrigation plan shall be Design/Guild by installing contractor and shall meet all applicable codes and Design/Build Irrigation Specifications found on Sheet L-2. Installing contractor shall provide the irrigation design to Landscape Architect for approval prior to construction. P LANfING NOTES: 1. Plant quantities listed on this sheet ale total quantities for each species. 2. Landscape Architect IL.A.) or Owner shall approve all plant material upon delivery. 3. Contractor to layout all plant material and get approval from L.A. prior to planting anything in the ground. 4. Plants shall meet the current American Standard for Nursery Stock and shall be healthy, vigorous and well -formed, with well -developed, fibrous root systems, free from dead branches or roots. Plants shall be tree from damage caused by temperature extremes, lack of or excess moisture, insects, disease, and mechanical injury. Plants In leaf shall be well foliated and of good color. Plants shall be habituated to outdoor environmental conditions (hardened -off) 5. Root balls of potted and balled and burlapped (B&B) plants must be loosened and pruned as necessary to ensure there are no encircling roots prior to planting. At least the top half of burlap and any wire straps are to be removed from B&B plants prior to planting. The plant should be completely vertical. The top of the root hare, where the roots and the trunk begins, should be about one inch from the surrounding soil Soils: 1. Incorporate 6" of 3-Way topsoil from Cedar Grove (or approved equal) tilled to a depth of 12" into all planting areas and mounded to account for settling. 2. Incorporate 6" of 80/20 top dress topsoil from Cedar Grove (or approved equal) tilled to a depth of 12" into all lawn area and mound to account for settling. 3. Install 2" top course of Cedar Grove Landscape Mulch (or approved equal) to all planting areas. Cedar Grove: (877) 764-5748 Irrigation: 1. Contractor to modify existing irrigation system to provide head to head coverage for all planting and lawn areas. See Sheet L-2 for Irrigation specifications. 2. Irrigation water shall be applied with goals of avoiding runoff and over -spray onto adjacent property, non -irrigated areas, and impervious surfaces. 3. Modified irrigation system to follow water conservation best management practices and include a rain sensor. Osterly Park Townhomes 3429 South 144th Street Tukwila, Washington STATE OF WASH NGTON REGISTERED LANDSCAP ARCHITECT CHAD 5. WICHERS CERTIFICATE N0. 931 project number: 2.0081020 drawn: CSW checked: Studio 342 date issue/revision 9.20.18 Permit Submittal 9.23.18 Revisions Phase 2 Landscape Plan 10' 20 40' .,- .,- L-1 SCALE, 1" = 20'-0" NORTH 1did �2 Le IlArchgectut e, LLC 2008 114 of 211 Luminaire Schedule Luminaire Schedu e Symbol _ 0 _ Qty 9 Label A B Lumens N.A. NA. LLF 0.900 0.900 Description ALED5T78N D10, ALED5T78N Filename rab02350.ies Lum. Watts 83 58.2 LANUFAC1 RAB LIGHTING INC. ll 18 ALED52N WPLED52N (15 - DEGREE UPTILT-STANDARD CUTOF=)ab02587mod5240.ies RAB LIGHTING INC. 0 15 C N.A. 0.900 IC922LEDG4-41K-1+239W-WH i IC922LEDG4-41K-1+239W-WH.IES 16 JUNO LIGHTING GROUP, LLC Statistics Calculation Summary Label CalcType Units Avg Max Min Avg/Min Max/Min CalcPts 1 Illuminance Fc 5.12 20.3 0.0 N A. N.A. .._.__._._. vehicle driveIlluminance ........__ Fc 6.78 20.3 _...... 1.7 (3.99 .._.... _....._._ 11.94 Walkway -East Illuminance Fc ( 8.86 13.5 3.3 ( 2.68 4.09 Walkway -NE Corner Illuminance Fc 4.57 6.8 0.5 9.14 13.60 Walkway -NE Corner 2 Illuminance Fc 9.72 13.4 5.2 1.87 2.58 Walkway -South Illuminance Fc 1 3.79 13.2 0.0 N.A. N.A. (Phase I) Walkway -NE Corner Welkway East Photometric Calculations: Horizontal Footcandles, at grade (measured at 4' horiz. and 4' vertical intervals) Project: Osterly Park Townhomes 3429 S. 144th Street Tukwila WA 98168 Client: Mike Overbeck 4620 S. 148th Street Tukwila WA 98168 Lighting & Photometric Calculations by: David Butler, LC, MIES 206-784-4821 david.butler.lc@comcast.net Color: Bronze Type (On Pole 1' AFG) ALED5T78N High output LED pole top area light with IES type circular diNribuhon. Wide and uniform 360 degree pattern Ideal for large outdoor areas such as parking Iota, corporate parks, and retail settings. LED Info Watts. Color Temp- Color Accuracy L70 Efesparl LM79 Lumens: Efrlcacy 78W 4000K(Neutral) 82 100000 5874 66 LPW Driver Info Type- Constant Currant 120V- 0.74A 208, 047A NOV_ 641A 277, 0 35A Input Watt, 00W Efficiency. 87, Color: Bronze Type (On Wall 12' AFG) juno Pissed: Fixture yea_ beechen: Contact/Phone. WPLED52N A.ED Area Lights mount to 4" square steel pales at 1520'. Available tn regular, cutoff end full cutoff versions. 1 to 4 fixtures can be Warnted to each pale- IES Full Cutoff, Fully Shielded optms. 5 wet ranty. LED Info Driver Info Watts. 52W Color Temp_ 4000K(Neutral) Color Accuracy_ 82 L70 Efespen_ 100000 .170 Lumens'. 4584 Efficacy_ 76 LPW Type: Constant Current 120V_ 051A 208V'. 0 33A 2409'. 0 29A 277, 024A Input Watts'. 60W Efficiency 87% 6" IC 900 LUMEN LED DOWNLIGHT NEW CONSTRUCTION IC22LED G4 09LM 40K 90CRI 120FRPC 239WH PRODUCT DESCRIPTION Dad sated tED A L sealed now construction ho y with' tegr I Irght engine • Shallow housing allows for fit In 2 x 6 construction • Can be completely covered with insulation • Fully sealed housing stops infiltration and extillamen or of reducing heating and a costs pullout the use of additlanal gaskets • IED lasing is designed to provide 50,000 hours of life end Is compatible with many standard Juno trims • 5 year limited warranty on LED components. Type C (Recessed @ 8' AFG) LENSED TRIMS 7/26/2018 Plan View Scale: 1" = 20' W atkway-South 115 of 211 116 of 211 CITY OF TUKWILA FILE NO. City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 DEDICATION City of Tukwila Plat of Osterly Park Townhomes (PHASE TWO) Portion of the NW 1/4 of the NW 1/4 of Section 22, Township 23 North, KNOW ALL PEOPLE BY THESE PRESENTS, THAT WE, THE UNDERSIGNED OWNER(S) IN FEE SIMPLE OF THE LAND HEREIN DESCRIBED DO HEREBY MAKE A SUBDIVISION THEREOF PURSUANT TO RCW 58,17,16, THE UNDER SIGNED FURTHER DECLARE THIS PLAT TO BE THE GRAPHIC REPRESENTATION OF SAID SUBDIVISION AND THE SAME IS MADE WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRE OF THE OWNER(S), KNOW ALL PEOPLE BY THESE PRESENTS THAT WE, THE UNDERSIGNED, OWNERS IN FEE SIMPLE AND LIEN HOLDERS OF THE LAND HEREBY PLATTED, DECLARE, DEDICATE ALL TRACTS AND EASEMENTS, TO THE PERSON(S) OR ENTITY(S) IDENTIFIED AND FOR THE PURPOSE STATED IN THE COVENANTS, CONDITIONS AND RESTRICTIONS RECORDED UNDER KING COUNTY RECORDING NUMBER IN WITNESS WE HAVE SET OUR HANDS AND SEALS THIS MIKE OVERBECK MENGSTAB TZEGAI EXISTING LEGAL DESCRIPTIONS RECORDING NO. VOL./PAGE Range 4 East, W.M., in King County, Washington TUKWILA APPROVALS (REFERNECE: NEXTITLE ORDER NO. NXWA-0288250, DATED MARCH 12, 2018 AT 8:00 AM) PARCEL A: TAX LOT 0040000083 THE SOUTH HALF OF LOT 3, BLOCK 2, ADAM'S HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY, WASHINGTON. SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON PARCEL B: TAX LOT 6391110005 UNITS 1, 2, 3, AND 4, 14424 THIRTY FOURTH SOUTH CONDOMINIUM, A DAY OF , 20___ CONDOMINIUM, AND USE OF LIMITED COMMON ELEMENTS, IF ANY, RECORDED IN VOLUME 47 OF CONDOMINIUMS, PAGES 61 THROUGH 93, INCLUSIVE, ACCORDING TO THE DECLARATION THEREOF, RECORDED UNDER RECORDING NO.: 8010200753, AND ANY AMENDMENTS THERETO, 144TH ST. REO PARTNERS, LLC, A NEW MEXICO LIMITED LIABLILTY COMPANY ACKNOWLEDGMENTS STATE OF WASHINGTON COUNTY OF I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT SIGNED THIS INSTRUMENT AND ACKNOWLEDGED IT TO BE (HIS/HER) FREE AND VOLUNTARY ACT FOR THE USES AND PURPOSES MENTIONED IN THE INSTRUMENT, SIGNATURE OF NOTARY PUBLIC PRINTED NAME DATED MY APPOINTMENT EXPIRES ACKNOWLEDGMENTS STATE OF WASHINGTON COUNTY OF I CERTIFY THAT I KNEW OR HAVE SATISFACTORY EVI➢ENCE THAT SIGNED THIS INSTRUMENT AND ACKNOWLEDGED IT TO BE CHIS/HER) FREE AND VOLUNTARY ACT FOR THE USES AND PURPOSES MENTIONED IN THE INSTRUMENT, SIGNATURE OF NOTARY PUBLIC PRINTED NAME DATED MY APPOINTMENT EXPIRES RECORDS OF KING COUNTY, STATE OF WASHINGTON. PARCEL C: TAX LOT 5433600090 LOT 9 OF OSTERLY PARK TOWNHOMES (PHASE ONE), AS PER THE PLAT RECORDED IN VOLUME 272 OF PLATS, PAGE 59 THROUGH 62, RECORDS OF KING COUNTY AUDITOR; SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. ACKNOWLEDGMENTS STATE OF WASHINGTON COUNTY OF I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT SIGNED THIS INSTRUMENT AND ACKNOWLEDGED IT ID BE CHIS/HER) FREE AND VOLUNTARY ACT FOR THE USES AND PURPOSES MENTIONED IN THE INSTRUMENT. DAMAGE WAIVER PER TMC 17.04.060 THE FOLLOWING PERSONS OR CORPORATIONS HAVING AN INTEREST IN THE SUBDIVIDED LAND WAIVE BY THEM AND THEIR SUCCESSORS ALL CLAIMS FOR DAMAGES AGAINST ANY GOVERNMENTAL AUTHORITY ARISING FROM THE CONSTRUCTION AND MAINTENANCE OF PUBLIC FACILITIES AND PUBLIC PROPERTY WITHIN THE SUBDIVISION: SIGNATURE OF NOTARY PUBLIC PRINTED NAME DATED MY APPOINTMENT EXPIRES \\ wI SOUTH 144TH STREET 0. 7' D A G VICINITY NOT TO SCALE SOUTH 146TH STREET AUDITOR'S CERTIFICATE FILED FOR RECORD THIS __DAY OF 20 AT M. IN BOOK OF AT THE REQUEST OF SURVEYOR'S CERTIFICATE This MAP correctly represents a survey made by me or under my direction in conformance with the requirements of the Survey Recording Act at the request of in PUBLIC WORKS DIRECTOR'S CERTIFICATE I HEREBY APPROVE THE SURVEY DATA, THE LAYOUT OF THE STREETS, ALLEYS AND OTHER RIGHTS -OF -WAY, DESIGN OF DRAINAGE SYSTEMS AND OTHER STRUCTURES. I CERTIFY THAT THE SUBDIVIDER HAS COMPLIED WITH ONE OF THE FOLLOWING; A. ALL IMPROVEMENTS HAVE BEEN INSTALLED IN ACCORDANCE WITH THE REQUIREMENTS OF TUKWILA MUNICIPAL CODE TITLE 17 AND WITH THE PRELIMINARY PLAT APPROVAL, AND THAT ❑RIGINAL AND REPRODUCIBLE MYLAR OR ELECTRONIC RECORDS IN A FORMAT APPROVED BY PUBLIC WORKS AND MEETING CURRENT PUBLIC WORKS DRAWING STANDARDS FOR ROAD, UTILITY AND DRAINAGE CONSTRUCTION PLANS CERTIFIE➢ BY THE DESIGNING ENGINEER AS BEING 'AS CONSTRUCTED° HAVE BEEN SUBMITTED FOR CITY RECORDS. B, AN AGREEMENT AND BOND OR OTHER FINANCIAL SECURITY HAVE BEEN EXECUTED IN ACCORDANCE WITH SECTION 17.24,030 OF THIS TITLE SUFFICIENT TO ASSURE COMPLETION OF REQUIRED IMPROVEMENTS AND CONSTRUCTION PLANS, EXAMINED AND APPROVED BY THE CITY OF TUKWILA DEPARTMENT OF PUBLIC WORKS THIS DAY OF , 20____ DIRECTOR DIRECTOR OF COMMUNITY DEVELOPMENT Reviewed and approved by the DIRECTOR OF COMMUNITY DEVELOPMENT and hereby certified for filing this day of , 20 DIRECTOR OF COMMUNITY DEVELOPMENT CITY OF TUKWILA TREASURER'S CERTIFICATE I HEREBY CERTIFY THAT THERE ARE NO DELINQUENT SPECIAL ASSESSMENTS, AND THAT ALL SPECIAL ASSESSMENTS OF THE PROPERTY HEREIN CONTAINED DEDICATED FOR STREETS, ALLEYS OR FOR OTHER PUBLIC USE AND ARE PAID IN FULL ON THIS DAY OF , 20___ FINANCE DIRECTOR MAYOR AND CLERK'S APPROVAL EXAMINED AND APPROVED THIS DAY OF , 20 MAYOR CITY CLERK KING COUNTY APPROVALS KING COUNTY TREASURER'S CERTIFICATE I HEREBY CERTIFY THAT ALL PROPERTY TAXES ARE PAID, THAT THERE ARE NO DELINQUENT SPECIAL ASSESSMENTS CERTIFIED TO THIS ❑FFICE FOR COLLECTION AND THAT ALL SPECIAL ASSESSMENTS CERTIFIED TO THIS ❑FFICE FOR COLLECTION ON ANY OF THE PROPERTY HEREIN CONTAINED, DEDICATED AS STREETS, ALLEYS OR FOR ANY OTHER PUBLIC USE, ARE PAID IN FULL THIS DAY OF , 20____, KING COUNTY DEPARTMENT OF ASSESSMENTS EXAMINED AND APPROVED THIS DAY OF , 20 KING COUNTY ASSESSOR DEPUTY KING COUNTY ASSESSOR ACCOUNT NUMBER 0040000083 0040000087 6391100005 and 6391110005 SHEET 1 OF 4 SCHROETER'■LAND SURVEYING PROFESSIONAL LAND SURVEYORS P.O. Box 813, Seahurst, Washington 98062 (206) 242-6621 AUDITOR Certificate No. DATE: 5/16/18 PROJECT NO. 18008 DRWN BY LAW JOB NO. 530/4 FIELD DATE 11/11/07 REVISED 117 0 f 211 118 of 211 CITY OF TUKWILA FILE NO. L 7 City of Tukwila City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 Plat of Osterly Park Townhomes (PHASE TWO) RECORDING NO. VOL./PAGE Portion of the NW 1/4 of the NW 1/4 of Section 22, Township 23 North, Range 4 East, W.M., in King County, Washington TRACT Ba INGRESS, EGRESS AND UTILITIES EASEMENT TRACT B IS A PRIVATE JOINT USE INGRESS, EGRESS, AND UTILITIES TRACT FOR THE BENEFIT OF THE OWNERS OF LOTS 1 THROUGH 8, OSTERLY PARK TOWNHOMES PHASE ONE, RECORDED UNDER RECORDING NUMBER 20160308000498, RECORDS OF KING COUNTY, WASHINGTON AND LOTS 9 THROUGH 23 OF OSTERLY PARK TOWNHOMES, PHASE TWO, APPROVED UNDER TUKWILA FILE NUMBERS L OWNERSHIP OF LOTS WITHIN OSTERLY PARK TOWNHOMES (PHASE ONE) AND OSTERLY PARK TOWNHOMES (PHASE 2) OF THESE PLATS INCLUDES AN EQUAL AND UNDIVIDED RESPONSIBILITY FOR THE MAINTENANCE OF SAID TRACT AND ANY UNDERLYING UTILITIES. OWNERSHIP, OPERATION AND MAINTENANCE OF TRACT A SHALL BE THE OSTERLY PARK TOWNHOMES OWNERS ASSOCIATION. DETAILED MAINTENANCE RESPONSIBILITIES SHALL BE AS LISTED UNDER THE DECLARATION OF CONVENTS, CONDITIONS, RESTRICTIONS, EASEMENTS AND AGREEMENTS FOR THE OSTERLY PARK TOWNHOMES UNDER KING COUNTY RECORDING NUMBER LEGAL DESCRIPTION FOR TRACT B, AN INGRESS, EGRESS AND UTILITIES EASEMENT: THAT PORTION LOT 9, OSTERLY PARK TOWNHOMES, PHASE ONE, RECORDED UNDER RECORDING NUMBER 20160308000498, RECORDS OF KING COUNTY, WASHINGTON AND THE SOUTH HALF OF LOT 3, BLOCK 2, ADAM'S HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY, WASHINGTON, SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF TRACT A, A PRIVATE JOINT USE INGRESS, EGRESS, AND UTILITIES TRACT A PER THE PLAT OSTERLY PARK TOWNSHOMES, PHASE ONE, RECORDED UNDER RECORDING NUMBER 20160308000498, RECORDED OF KING COUNTY, WASHINGTON; THENCE SOUTH 87°33'54" EAST, ALONG THE SOUTH LINE OF SAID TRACT A, 13.22 FEET TO THE TRUE POIUNT OF BEGINNING; THENCE SOUTH 87°33'54" EAST, ALONG THE SOUTH LINE OF SAID TRACT A, 16.78 FEET; THENCE SOUTH 01°09'52" WEST 77.27 FEET TO A POINT OF CURVATURE; THENCE ON A CURVE TO THE RIGHT IN A SOUTHWESTERLY DIRECTION WITH A RADIUS OF 40.00 FEET AN ARC OF 63.74 FEET; THENCE NORTH 87°32'24" WEST 245.20 FEET TO THE EAST MARGIN OF 34TH AVE SOUTH; THENCE NORTH 02°59'12" EAST, ALONG SAID MARGIN, 39.02 FEET; THENCE SOUTH 87°33'11" EAST 268.09 FEET; THENCE NORTH 01°09'52" EAST 79.09 FEET TO THE SOUTH LINE OF SAID TRACT A, OSTERLY PARK TOWNHOMES (PHASE ONE) AND THE TRUE POINT OF BEGINNING; SUBJECT TO AND TOGETHER WITH SEATTLE CITY LIGHT EASEMENT RECORDED UNDER KING COUNTY RECORDING NUMBER 20110420000543; SUBJECT TO A DRAINAGE PIPELINE UNDER KING COUNTY RECORDING NUMBER 6319966; SUBJECT TO RIGHT TO MAKE NECESSARY CUTS AND FILLS UNDER KING COUNTY RECORDING NUMBER 6060692; SUBJECT TO AND TOGETHER WITH AN EASEMENT FOR SEWER LINE RECORDED UNDER KING COUNTY RECORDING NO. 6591979. SUBJECT TO AND TOGETHER WITH SEATTLE CITY LIGHT EASEMENT RECORDED UNDER KING COUNTY RECORDING NUMBER 20110420000543; TOGETHER WITH AND SUBJECT TO A PUGET SOUND ENERGY EASEMENT RECORDED UNDER KING COUNTY RECORDING NUMBER 20150129001483; SUBJECT TO AND TOGETHER WITH A PRIVATE INGRESS, EGRESS, STORM AND UTILITIES EASEMENT KC REC. NO. 20131001001350; TOGETHER WITH AND SUBJECT TO A WATERLINE EASEMENT KC REC. NO. 20151007001218; PROVISIONS SET FORTH ON THE SURVEY MAP AND PLANS AND AMENDMENTS THERETO, RECORDED UNDER RECORDING NO. 8010200750. PROVISIONS SET FORTH ON THE SURVEY MAP AND PLANS AND AMENDMENTS THERETO, RECORDED UNDER RECORDING NO. 8010200752. EASEMENT FOR INGRESS, EGRESS AND UTILITIES: THAT PORTION OF UNITS 1, 2, 3, AND 4, 14424 THIRTY FOURTH SOUTH CONDOMINIUM, A CONDOMINIUM, AND USE OF LIMITED COMMON ELEMENTS, IF ANY, RECORDED IN VOLUME 47 OF CONDOMINIUMS, PAGES 61 THROUGH 93, INCLUSIVE, ACCORDING TO THE DECLARATION THEREOF, RECORDED UNDER RECORDING NO. 8010200753, AND ANY AMENDMENTS THERETO, RECORDS OF KING COUNTY, STATE OF WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF TRACT A, A PRIVATE JOINT USE INGRESS, EGRESS, AND UTILITIES TRACT A PER THE PLAT OSTERLY PARK TOWNSHOMES, PHASE ONE, RECORDED UNDER RECORDING NUMBER 20160308000498, RECORDED OF KING COUNTY, WASHINGTON, BEING ON THE NORTH LINE OF 14424 THIRTY FOURTH SOUTH CONDOMINIUM; THENCE SOUTH 87°33'54" EAST, ALONG SAID NORTH LINE, 13.22 FEET; THENCE SOUTH 01°09'52" WEST 79.09 FEET; THENCE NORTH 87°33'11" WEST 15.00 FEET; THENCE NORTH 01°09'52" EAST 22.85 FEET; THENCE SOUTH 88°50'08" EAST 7.00 FEET; THENCE NORTH 01°09'52" EAST 46.20 FEET; THENCE NORTH 88°50'00" WEST 5.21 FEET; THENCE NORTH 01°05'16" EAST 10.00 FEET TO THE BOUNT OF BEGINNING. TRACT A: INGRESS, EGRESS AND UTILITIES EASEMENT TRACT A: INGRESS, EGRESS AND UTILITIES EASEMENT TRACT A IS A PRIVATE JOINT USE INGRESS, EGRESS, AND UTILITIES TRACT FOR THE BENEFIT OF THE OWNERS OF LOTS 1 THROUGH 9 AND FUTURE PHASES OF THE OSTERLY PARK TOWNHOMES, AS APPROVED UNDER TUKWILA FILE NUMBERS L08-079 AND L12-0005. OWNERSHIP OF LOTS 1 THROUGH 9 OF THIS PLAT INCLUDES AN EQUAL AND UNDIVIDED RESPONSIBILITY FOR THE MAINTENANCE OF SAID TRACT AND ANY UNDERLYING UTILITIES. OWNERSHIP, OPERATION AND MAINTENANCE OF TRACT A SHALL BE THE OSTERLY PARK TOWNHOMES OWNERS ASSOCIATION. DETAILED MAINTENANCE RESPONSIBILITIES SHALL BE AS LISTED UNDER THE DECLARATION OF CONVENTS, CONDITIONS, RESTRICTIONS, EASEMENTS AND AGREEMENTS FOR THE OSTERLY PARK TOWNHOMES UNDER KING COUNTY RECORDING NUMBER 20160308000498. DRIVEWAY EASEMENTS A. PRIVATE 24 FOOT DRIVEWAY EASEMENT FOR THE BENEFIT OF TOWNHOMES ON 13, 14 AND 15. FOR DETAILED MAINTENANCE RESPONSIBILITIES SEE THE CONVENTS, CONDITIONS, AND RESTRICTIONS UNDER KING COUNTY RECORDING NUMBER LEGAL DESCRIPTION AS FOLLOWS: THAT PORTION OF LOTS 13, 14 AND 15 OF THE PLAT OF OSTERLY PARK TOWNHOMES (PHASE TWO) CITY OF TUKWILA FILE NO. L—, DESCRIBED AS FOLLOWS; BEGINNING AT THE NORTHEAST CORNER OF SAID LOT 13, PLAT OF OSTERLY PARK TOWNHOMES (PHASE TWO); THENCE NORTH 88°50'22" WEST, ALONG THE NORTH LINE OF SAID LOT 13, 10.00 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING NORTH 88°50'22" WEST 42.42 FEET TO A POINT ON A CURVE WHICH BEARS SOUTH 79°57'05" EAST 40.00 FEET FROM THE CENTER POINT OF SAID CURVE; THENCE ALONG THE ARC OF SAID CURVE IN A SOUTHWESTERLY DIRECTION WITH A RADIUS OF 40.00 FEET AND AN ARC OF 27.99 FEET; THENCE SOUTH 88°50'22" EAST 55.69 FEET; THENCE NORTH 01°09'38" EAST 24.00 FEET TO THE TRUE POINT OF BEGINNING. B. PRIVATE 24 FOOT DRIVEWAY EASEMENT FOR THE BENEFIT OF TOWNHOMES ON 9, 10, 11 AND 12. FOR DETAILED MAINTENANCE RESPONSIBILITIES SEE THE CONVENTS, CONDITIONS, AND RESTRICTIONS UNDER KING COUNTY RECORDING NUMBER LEGAL DESCRIPTION AS FOLLOWS: THAT PORTION OF LOTS 9, 10, 11 AND 12 OF THE PLAT OF OSTERLY PARK TOWNHOMES (PHASE TWO) CITY OF TUKWILA FILE NO. L—, DESCRIBED AS FOLLOWS; BEGINNING AT THE SOUTHWEST CORNER OF SAID LOT 9, PLAT OF OSTERLY PARK TOWNHOMES (PHASE TWO); THENCE NORTH 01°09'52" EAST, ALONG THE WEST LINE OF SAID LOT 14, 12.00 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 88°50'22" EAST 41.93 FEET; THENCE SOUTH 01°09'35" WEST 24.00 FEET; THENCE NORTH 88°50'22" WEST 41.94 FEET TO THE WEST LINE OF SAID LOT 11; THENCE NORTH 01°09'52" EAST 24.00 FEET TO THE TRUE POINT OF BEGINNING TRACT C: RECREATION TRACT OWNERSHIP, OPERATION AND MAINTENANCE OF TRACT C SHALL BE THE OSTERLY PARK TOWNHOMES HOMEOWNERS ASSOCIATION; LEGAL DESCRIPTION FOR TRACT B, A RECREATION TRACT: THAT PORTION OF THE LOT 3, BLOCK 2, ADAM'S HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY, DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF SAID LOT 3; THENCE NORTH 87°32'19" WEST, ALONG THE SOUTH LINE THEREOF, 12.60 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 87°32'19" WEST, ALONG THE SOUTH LINE THEREOF, 40.00 FEET; THENCE NORTH 02°59'11" EAST 40.01 FEET; THENCE SOUTH 87°32'24" EAST 27.20 FEET TO A POINT OF CURVATURE; THENCE ON A CURVE TO THE LEFT IN A NORTHERLY DIRECTION WITH A RADIUS OF 40.00 FEET AN ARC OF 11.65 FEET; THENCE SOUTH 01°09'38" WEST 41.70 FEET TO THE TRUE POINT OF BEGINNING. SIDEWALK EASEMENTS A. PRIVATE 4 FOOT SIDEWALK EASEMENT FOR THE BENEFIT OF TOWNHOMES 13, 14 AND 15. FOR DETAILED MAINTENANCE RESPONSIBILITIES SEE THE CONVENTS, CONDITIONS, AND RESTRICTIONS UNDER KING COUNTY RECORDING NUMBER THAT PORTION OF LOTS 14 AND 15 AND TRACT C OF THE PLAT OF OSTERLY PARK TOWNHOMES (PHASE TWO) CITY OF TUKWILA FILE NO. L—, DESCRIBED AS FOLLOWS; BEGINNING AT THE SOUTHWEST CORNER OF SAID LOT 15; THENCE NORTH 01°09'38" EAST, ALONG THE WEST LINE OF SAID LOT 15, 15.52 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 87°49'57" EAST 49.33 FEET; THENCE NORTH 01°09'38" EAST 4.00 FEET; THENCE NORTH 87°49'57" WEST 49.33 FEET TO THE WEST LINE OF SAID LOT 15; THENCE NORTH 01°09'38" EAST, ALONG SAID WEST LINE, 22.18 FEET TO A POINT ON A CURVE WHICH BEARS SOUTH 14°13'56" EAST 40.00 FEET FROM THE CENTER POINT OF CURVE; THENCE ON A CURVE IN THE SOUTHWESTERLY DIRECTION WITH A RADIUS OF 40.00 FEET AND ARC OF 4.10 FEET; THENCE SOUTH 01°09'38"WEST 25.23 FEET; THENCE SOUTH 87°49'57" EAST 4.00 FEET TO THE TRUE POINT OF BEGINNING. B. PRIVATE 6 FOOT SIDEWALK EASEMENT FOR THE BENEFIT OF TOWNHOMES 11 AND 12. FOR DETAILED MAINTENANCE RESPONSIBILITIES SEE THE CONVENTS, CONDITIONS, AND RESTRICTIONS UNDER KING COUNTY RECORDING NUMBER LEGAL DESCRIPTION AS FOLLOWS: THE SOUTH 6.00 FEET OF LOT 11 OF THE PLAT OF OSTERLY PARK TOWNHOMES (PHASE TWO) CITY OF TUKWILA FILE NO. L— PROPERTY NOTES 1. THE UNIT LOTS ARE NOT SEPARATE BUILD ABLE LOTS, AND ADDITIONAL DEVELOPMENT ON THE INDIVIDUAL UNIT LOTS MAY BE LIMITED AS A RESULT OF THE APPLICATION OF DEVELOPMENT TO THE PARENT LOT. DEVELOPMENT SHALL BE PER THE APPROVED DESIGN REVIEW RECEIVED FROM THE CITY OF TUKWILA UNDER FILE NUMBERS L AND L 2. THE FOLLOWING CONDITIONS OF PRELIMINARY APPROVAL SHALL BE DEFERRED TO BUILDING PERMIT FOR INDIVIDUAL UNITS: A) CONSTRUCTION OF PERIMETER FENCE, RECREATION AREA, IRRIGATION, LIGHTING, LIGHTING FIXTURES, COLORED AND PATTERNED SHARED DRIVEWAY AREAS, RECREATION AREA LANDSCAPING (IRRIGATION AND EQUIPMENT) AND LANDSCAPING SHALL BE DEFERRED TO THE BUILDING PERMITS. B) SCREENING OF THE INDIVIDUAL METERS, ELECTRICAL BOXES AND SIMILAR EQUIPMENT NECESSARY FOR PROJECT INFRASTRUCTURE SHALL BE REVIEWED AS PART OF THE BUILDING PERMIT FOR EACH UNIT. SHEET 2 OF 4 SCHROETERLAND SURVEYING PROFESSIONAL LAND SURVEYORS P.D. Box 813, Seahurst, Washington 98062 1206) 242-6621 DATE: 10/2/18 PROJECT NO. 18008 DRWN BY LAW JOB NO. 530/4 FIELD DATE 11 /11 /07 REVISED 119 0 f 211 120 of 211 CITY OF TUKWILA FILE NO. L City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 LOT AND TRACT AREAS TRACT B = 12,113 sf ± or 0.28 acres LOT 9 = 1.243 sf or 0.03 acres LOT 10 = 1,613 sf or 0.04 acres LOT 11 = 1,209 sf or 0.03 acres LOT 12 = 1,679 sf or 0.04 acres LOT 13 = 2,231 sf or 0.05 acres LOT 14 = 1,517 sf or 0.03 acres LOT 15 = 1,299 sf or 0.03 acres LOT 16 = 880 sf or 0.02 acres LOT 17 = BOO sf or 0.02 acres LOT 18 = 1,280 sf or 0.03 acres LOT 19 = 1,280 sf or 0.03 acres LOT 20 = 880 sf or 0.02 acres LOT 21 = 1,200 sf or 0.03 acres LOT 22 = 1,200 sf or 0.03 acres LOT 23 = 1,200 sf or 0.03 acres LOT 24 = 7,361 sf or 0.17 acres RECREATION TRACT C = 1,581 sf or 0.04 acres 30' ,54th Avenue South N87°32'24"W 30.00' 30.0' 02 -00 1-0 02 0 02 00 0) 02 z c4 10 -1730.00' ,OD 0 City of Tukwila Plat of Osterly Park Townhomes (PHASE TWO) Portion of the NW 1/4 of the NW 1/4 of Section 22, Township 23 North, Range 4 East, W.M., in King County, Washington SURVEY NOTES 1. Field data for this survey was obtained by direct field measurements. Angular and linear relationships were measured with a six second theodolite and electronic measuring device, supplemented by a steel tape. This survey meets or exceeds the standards contained in WAC 332-130-090. - - 2. Basis of Bearing of this survey are monuments found at the intersection of 42nd Ave. South/South 144th Street and 42nd Ave. South/South 148th Street. 3. REFERENCES: PLAT OF OSTERLY PARK TOWNHOMES, 272/062 PLAT OF ADAMS HOME TRACTS, VOL. 11/31 14424 THIRTY FOURTH SOUTH, A CONDOMINIUM, VOL. 47, PAGES 91 TO 93; 14422 THIRTY FOURTH SOUTH, A CONDOMINIUM, VOL. 47/ PAGES 88 TO THROUGH 90; ROS 143/125 4. BASIS OF BEARING IS THE PLAT OF OSTERLY PARK TOWNHOMES (PHASE ONE) RECORDED UNDER KING COUNTY RECORDING NO. 20160308000498, VOL. 272/59-62. ---5' EASEMENT FOR TELEPHONE, POWER AND CABLE TV NEC. NO. 9208282226, 9302031960 & 9302031961. i5' SEWER AND WATER LINE EASEMENT KC REC. NO. 9606061070 j 3 0 LOT23 30.00' 20 (T) TL 0040000087 10 4 - dorl PUGET SOUND ENERGY EASEMENT REC. NO, 20150129001483 IS OVER, UNDER, ALONG, ACROSS AND THROUGH THE EAST 65.15 FEET OF LOT 4. CENTERLINE DESCRIBED AS "AS CONSTRUCTED" TL 0040000086 10' PRIVATE SANITARY SEWER EASEMENT REC. #20150924001085 Trio Horne, vol. 17/31 t5 14422 THIRTY FOURTH SOUTH CONDOMINIUM VOL. 47/88-90 TL 6391100005 ------- 2' INGRESS, EGRESS AND UTILITIES EASEMENT KC NEC. NO. 6378494 SEATTLE CITY LIGHT EASEMENT KC NEC. NO. 20110420000543 GRAPH 20 S87°33'11”E 253.08' BLOCK 2 0 0) 0) 00 N87°33'57,,"Wol V"- 20.41' -1 LOT LOT 1 2 3T -C°3'\'0ANSOV:1) 050,S LOT LOT 5 6 Water Line Easement Rec No. 2015100700 218 0) 03 LOT 51.92' S88°50'22"E 14424 THIRTY FOURTH SOUTH CONDOMINIUM VOL. 47/91-93 LOT 24 10 Drainage Easement per KC Rec. No. 6319966 Private Ingress, egress and Utilities Easement Rec. No. 20131001001350 Seattle City Light Easement Rec. No. 20110420000543 NEW ROADWAY EASEMENT (TO BE PART OF TRACT B) TRACT B: INGRESS, EGRESS AND UTILITIES TRACT 0.00' T c 0.00' C SCALE 40 22.00' OT 20 22.00' 80 ( IN FEET ) 1 inch = 20 ft. N87°32'24"W 245.20' 32.00' 2.00' 270.60' S87°32 19"E 0)10 9 -o 0) N87-33'11"W 73.08' (NEW) cn 15.00' 88.09' NEW PRIVATE 4' SIDEWALK EASEMENT (C) R = 40.00' L = 6.68' 34th Lane S. 04 1702 17- 22 0 00 z01 < CO 0 ° oo c, CC co CD 0 w - co cc • 6 (501 z 1- :=C cc S87°33'54"E 13.22' 16.78' 5S88°50'08"E 1 5.2211 27.20' R=40. :05 22.00' p.k• 0.4 V 2 '1-c2C) %.1 6 YO' k 'S\ _ 0\-4 o 40.00' CO 02 u) c‘i 10 LOT 7 oo (y) 0 cc, 0 00 0 ('0 0202 g?0 > 0204 01002 --25.9 188°50'22"W 4.00' cri VOL./PAGE LOT 4 LOT 8 NORTH LINE LOT 9 PLAT OF OSTERLY PARK TOWNHOMES (PHASE 1) N88°50'2"W - 26.00' or cri S88°50'22 04 -oo 0 29.99' 02 CO OD 0 CNI 0 -J 25.99' -- 32.00' N88-50'22"W New Private 24' I driveway easement (A) LOT 14 S01°09'38"W r o-3 10 0.1 r- 1- 0 NEW PRIVATE 4' SIDEWALK EASEMENT B) 473' 22.00' S01°09'52"1/V 5.58' 32.00' S87°49'57"E co oo 0 (60 o 4:02- (0 CO • ° • N -2 < 0 Co' <1- 01 > 9 in I11• ,j 50) zl CO -0 < 02 New Private 24' driveway easement (B) WEST LINE OF THE EAST 60 FEET OF LOT 5 5 SHEET 3 OF 4 SCHROETER III. LAND SURVEYING PROFESSIONAL LAND SURVEYORS F.D. Box 813, Seahiirst, Washington 98062 (206? 242-6621 DATE: 10/2/18 JOB NO. 530/4 PROJECT NO. 18008 FIELD DATE 11/11/07 DRWN BY LAW REVISED 121 f 211 122 of 211 SITE IMPROVEMENT PLAN PHASE II ,3 34 Lot Townhouse Sub -Division 3429 S, 144th Street, Tukwila, WA 98168 PN's: 004000-0083, 004000-0087, 004000.0087, 004000-0088, 004000-0094,, 639110-0000 and 6391110000 6433610240 DRAiNA 'The site was found to have non-Infiltrallve soils-. Ar3 rr reseaK, 311e site"s fugue developed runoff will be detained on site. T1ars s€le isllereraLky lever Cue to the existing pervasive Say surface soda, coanbineel with ttse Inrti1ed available drainage system area .and shallow receiving street drainage nystertt, the following detenhcn crlteda are proposed, The future develo0e4 Impervious area will be detained and released using Level 1 detention calculations, KCRTS methodology. The base existing c©reition will be the existing impervious conottetions, C.alsulations for the site's detention systern are included in the TEGHNJCAA{L,I,NFm0RMATICN R.9POt3JJIL . The aloe and releaee rate for the detention'syaleen are Included. Underground siring+ wall he provided tinder the new private access reed: Due to the shallow available rereiivurg street system,, Stormtech Infiltrators, Model SC-840 130" height') will Pee used. Two two -hundred toot lung level nuns of the above will be required, PMP'ER VIOVISAMFACE: EXISTING 21,700 SE 0-- AC PROPOSED 43,730 SF1,12 AC 13ruee S, MacVelgh, P.E. 14245 59' Ave, S. Tukwila, WA 081633 106) 242"-7665 LLY OF THKVJtLA ZC?NI NG TLAa-yIF ,A,TTON: HDR • High Dehsity Residential DASJINPEAt2GE.I_AREAS, s, . x,. „„.,., Parcel Nu 904000.0093 Parcel No.. 004000-0037 Parcel No. 004.0001,706E Parcel No. 004000-0094. Parcel No. 639110=0990 Parcel No, 630111,0000 21,27'1 square 'teat 7,110 square feet 10,261 square feet 20,076 square feel' 7,114 agv,are feet 8,605 verges fret Total 773,597 s qursre feel IhTERYIQLIS,SURF EXISTING 19,360 SF' 0,25 AC 1'3 EXISTING $-FLEX BLOGS,) PROPOSED 33,701) SE 0.71 AC 0,486 acres 0,163 ears 0.236 awes 0 43i2 acres 0.103 acres 0,15'8 acres 1.890 acres 0AF27=HW 0RKE9rlMATF 1k"-5(944j(;j; C.uT 2,000 CY f1ILt. 3,000 CY TOTAL 5,000 CY F=NS f f uTL.Ll' 5 Nt.11.0„ 1. ALL UTILITIES WILL BE UNDERGROUND. 2. THE ON -SITE WATER MAIN WILL BE. REVIEWED AND APPROVED I3Y KING COUNTY WATER DISTRICT 3d'125-, 3, THE ON -SITE SANITARY SEWER MAIN WILL BE REVIEWED AND APPROVED BY VALLEY VIEW SEWER DISTRICT. 4. THE DETAILED PLANS FOR ELECTRICAL POWER, TELEPHONE, CAN AND NATURAL GAS WILL BE PREPARED BY EACH OF THEIR SERVICE PROVIDERS RESPECTIVELY: COPIES OF THEIR PLANS ARE ATTACHED TO THIS PLAN SET.. INDEX OF DRAWINGS: Sheet 1 COVER SHEET S heet 2 TEMPORARY EROSION CONTROL PLAN (TESGP)) AND EARLY GRADING PLAN Sheet 3 TEMPORARY EROSION CONTROL PLAN (ESCP) AND EARLY GRADING PLAN Sheet 4. 34th AVENUE. S. FRONTAGE IMPROVEMENTS Street 5 Sheet 6 Sheet 7 Sheet 13 Sheet 9 Sheet 10 S heet 11 Sheet 12 n+.raw a river. nwrrer. ROAD AND STORM SYSTEM PLAN ROAD AND STORM SYSTEM PLAN ROAD AND STORM SYSTEM PLAN SANITARY SEWER SYSTEM PLAN SANITARY SEINER SYSTEM PLAN SANITARY SEWER SYSTEM PLAN WATER MAIN SYSTEM PLAN Sheet 13 WATER MAIN SYSTEM PLAN Sheet 14 WATER MAIN SYSTEM PLAN ATTACHE© SHEETS Sheens L1 and L-2 Sheets 1 and 2 Puget Sound Energy Seattle City 'Light Schroatel Laud Surveying RESIGN FtEl, gO A' Bruce 5. MacVeigh, P,E, Barker Architeclsljinn Barker, l' T Engineering/Todd Eaton, F.E.. Richard Schroeter, P,L,S,ISchroetel Land'Sury studio 342 L'nndscaP3101Jamle Flecicenslairn iLT11,lTY O6BVICES, Serv)ce Utility Paint' d1 Contact Electricity Seattle City iatghl Tosh Sharp Natural Gas PSEfPolelcd Mike Klapperuch Telephone °west CATV Comcast Jerry Slelle Sefncu Janud Duncan Sewer Valley View Sewer Lalic,"urpoi' Water K.C. Water Dlistrict 4125 67,9NTRAC't0 6. Clark Excavating, Ins. 13i31 Haden LANDSCAPING PLAN LIGHTING PLAN NATURAL GAS SERVICE PLAN ELECTRICAL SERVICE PLAN PLAT DRAWINGS (5 SHEET Si 208-571-6754 425-1321-7601 200-265-45.12, E11, 3 teeat0n clen9ine50ln 200-545-0342 hruce_eng barken.erch)lects r_,schroeterl s"astt.Com jam1e h nn1031 Nkcom Telephone E-11)33l 206-355-1551 T©sh.SI1orp4seatlle.gov 2.53-605-6099 mikeklapperich pse.crom 2.53-372-5301 bilt.haden awesl,cnm 253-288-7532 253-495-6558 )4unc3n{ seirten"c,.€am 200-242-3236 208-242-9547 TracyClark 21)0,579-6472 COVER SHEE a'^.,n..rrux 124 of 211 SITE IMPROVEMENT PLAN PHASE II, 31 Lot Townhouse Suta-Division . .. 3429 S. 14491 Street, Tukwila, WA 98168 PN's: 004000-0083, 004000-0087, 004000-0067, 004000-0088, 004000.0094, 639110-0000 and 6391110000 6433610240 TEMPORARY EROSION AND SEDIMENT CONTROL PLAN (T.E.S.C.P.) AND EARLY STAGE GRADING PLAN 51YA..AAtLTZE1) 4:A:n4.+'A126ta;.'11C£:ti' ENTIGa, Y:P NvmlJoae ua a. .-,d.amnx ,axhb ilxn" P.erc flustP• Ia.reddeMA4em $PtKi vottiomx u„a nv„aa <nw.ncu veal n .,n; remvn MakAvanoloa. ;Y n'e. Piike t b!'.Yt nnr Yt F.be.'C ?t:i a"atiAis§ ', yz.;mtar ^ Wu+ f'.. w. csrw y4 s h -S - x sa P 1 h?av tRc.t .l tfrns'~"i rtft..,se*a A+iw Ma iN i!a^iv. 5 R 4, oW31 hm xF: xrcospwn arvnnrravx,tS rtrAtvuWwdmPs. ee,N m wC s•wvseLvx'¢5 . n e¢v,nm.cs4 kt. s.limtn, kk,1 :. PA' dtl d.kty niv W i Gv a'.L .4 .S'sv , o' >e Y U.▪ .rs. ,serop+aw - Y'arm xaro, rlvrixx4l gr, - vtn nu.+mb'A-2<.ve vwi:snaee,iJvNA°,.m„avr 5s.,r}y. :,o;, ktn m,.e4.arskssrtuv.+,ak rbe a xsr sz .kog ac. Aismii. ;MT FENCE puI1fll emta ,pAPvcu hn ual r, wv ^xhrMa. a:.n GNneitlia. c+Y 1Iad Design IS hrimlLM$ac+ S .I▪ 11Rlealk.5 0.3.1„Yv,Mitk krRw""t" +,rzx¢ntmnx ar,hetiwNkYvm,,M,Ahem, n,mf+'¢`oE'tRr<cwxaLhvaaema'a catt„ss µw,ti9aSn[uusrm4u+ =+an'^4Rz+snv m 1a d.off paq vFmg Na„mc 5 7€'ax};+ lm3ta fes.a{o*'v' 'itl wtr nix.; ,tt*% aas tit,!s*vun+n ux Ftwms Auto xfor.$dnmdds1B ,axp"€miaa€•, 4nf#hcmaslvx d 4rr*.M-vuvx: m;uwi¢lnkl4k&[ef4m 4Ym:a,4h^3"em.»ilw`ikax%r^Ir^'¢wa9 cnusev arl ran nt*. unnrA $ kUtywho Etn,s, aiG. Cffi wvxak xi bmaz Fwvxj..skt iew 4 'k`:§ v's ' D xw-f w-+a a: aeo^.amv r9m'.av I4uvllnnva - `rsiuc=.mtxswt L•vwekw,+w *aLcu A'mae,muazv€k 1i A+mn tspd. iYMv==5i4aa' 't:.eQG "=Y bma dmi.vmmeM *Kw ksawr,*A.lkn s':+^.x.G 444 .6uwynm4, huck1 knkeu1 feraet fh.,i,Sdr &W vwmmuis[rB'u^ artvra 125 of 211 126 of 211 STANDARD CONSTRUCTION NOTES 44 rise =tati el cnnatrvctinn Contact ONE -CALL tl4 0424-5555) tw' ufi4e4, CONTACTS C' atar.?rase+l1ct Manager tgrotide Engineer Pr ayerM2 Suauepor Alike Overtook t2(H3t 443-6350 Bruce M.,r4 igl 4,C. 21767 47-7885 Richard Sthostride, E",),.S, (200) 242.-€14421 GENERAL, 1. kl.cations Musson for inkling Ukilicak' @% stet}tuu4tn.114 be fore efore starting project safe twbt`K. C1Cttei'y? the Middies Inspector at r Al least lisp hours _ p ! .162433-01e1 :t Request a Pubic', Works wiavaatnra by statism 206 33731 74. 4 Tim Con ra a; ,or assumes sofa responsibility rot worker pared structures ;anti impr'.06frreihs resteleng su an paretsbottoo dpeditda 3, Tee Contractor .halt have' the per4r f ts;4.and ra4t1rkt kq m the Fists hvad pear e :End a induct[ ce py r Y City aP it pit' i e Ciendstepswit Gelded! pis eased Noodps . ri a @ ISr.f4 Tu rr Stanthards evadable at i14 joss sae. 6. Alf work sI ail co4,f mrs to these apt rovedi drawings, Any eha4pes bolt'? the ,apprnasui plans mouths bu'ecapB roxi t'rrorm e4, yawner. the straddles -ma and the city of 'Tukwila, 7. Ad methods and materials shall meet City of T berila Deverepinere terittherintes usf4,tDo' e r add C"vrv^f..ir 1441 Sven da cis,., ate,1.ss Ottlemrise4 approved by dhe Public Works Disci:dor. E. C ontraautor 5la: ,main tarot a current set Lit record drawings. op -site. 1 Cobb aUtt4 i r hsril provide record drawings prior to protest final approval. 10.Provide'traffsc contra'; and Steel 1) 4 4fleara0m: pored for Pitfalls Widths appraisal before i f emernlalion 13-PS 1aw(E4i1g for solislin tacithiew snag be Jodie 4nn1er dm aireietio a sit a Washington licensed Carer Sotheyor. 4)44 44 datum shalt Pare NNW) '411*1 6iuriair1141 datum shall be 4'4 "+Itin41 err State (mid) Gtso,Jsnatmes Non., Eerie, ¢es.4ng NAt1836)4 surrey itionflath add S eel to any two Gift of T¢akv la WVm it:onta7 Control Movements. For (wt jests wtfi n 4 flood posttest snit„ the Permed, e shalt prev'rtie senversi1na aicol agoras 14 NG E31g 1. .{ 12.Reptaimi or relocate all Odes 'tar 1atp1[3 oret,1{,( t 4t4 4 %3 evr944rJCa�.tal. 1 ft.Patarre regime or restore existing vegetation in figligesistiway.. easements. and Ascots Tracts SiTE IMPROVEMENT PLAN PHASE II 31 Lot Townhouse Sub -Division 3429 S. 144th Street, Tukwila, WA 98168 RN's: 0040O0-0063, 004000-0087, 004000-0087, 00400O-0088, 004O0O.0094, 639110-0000 and 63911 FO0O0 CONSTRUCTION t. .ert world ofteormed shall Yr I die arypri.vet'i plae's nu ate cf 84') .: c'nr l,r- 1'T Permitted rttee . ,eqi.. eo'ha Ma irli'flln a;ret e*;approxmc' plans, dperif3ca ,o1 n1 peree6Ls du the job eft 14 VL'R:rlt 4)114 1 w., performed in afingr a+l frde:eni. slate, dad focal taws. F"aa+';ri4icre whsllapply for a 1evtedcn4 for any v;saic a ai adC451,11,11ge:Y sae h ppnas~rs 2. PoiribitteoCtindactor 4Fkait arrange a precaaniem.iciion icorr1erbes 'with the C7ity's trt'tprer 1'rar- eh pie 'te itetgioni p any (nark. 3 Worsen 13.,tld's'rays a. All wore In roadways srw4ti rneef Mite lit amyl the Fallowing. 4 _ F'esr.r' C,d arty ac:zrr,ty Its 1, 1'4 r)gh1044 0.v3n, the Festal-iwr+e shall breadths Ws City e barrio 1>141 as€ Oen fta redrew arat4 approval The 1eA IO, control plan Mothinotorts ttid location, address. and gas + ptfon of "n� h worth find s.+a2 meefta1M CO resent emeths traffic lied gating the ' I e. A4i ae1n`k:nrda rasplarseed,.'a'ore$asro1CL'ey p14nik a snip. Froth Vero third Thursday in Neyerf41:ar to the fulroeving Janerarp Ent?, the Lr r rto, epos not aflo4 lane rkcrrarer in the 1 s kev la Urban Center. E i e, pa4e50Prian, and venica46ar accede to bts 1irn.,5 shag be maintained at all tier ,a, except town Ptarmigan has perielsolonfrom die ea.7d"'n.,p r and the tii..ector as cfwts e an access. e. dto roadways 511.0 be kept free of dirt rasa det.ris wind sleet sweepers Use v3 dater bucks for odie,evring4 roadways requites proari omal from Me Director install Sleet Meted gybe airy berme at any time wore; is stepped and 'the berth is Witt ebbe.. 44AI1IN5 AND EROSION CONTROL NOTES 1 }f" erosion Pitmen on and sediment centred 11'5 } mastoid math rpprevd'44 01,14s are rnrrrir ,Lrr4cai e lWiri;e. O''lue beglibbidg Ens PMMELthitina 3sp ide stiLT,sh the c 1414 13 9 4 4z.,, irretaVl Writhe :lion erairnnow and in„1alh,.owlin pe.eratioes aid of ;;halal con9.rei mt,1.4mares. 3. Before airy Twig hd .tura lea teeaarrs alt do tras'1na44Ti orosi,N1 prevention and sxr di4e1 E ra4r 184141ea sires (ESC) 1 4s+ le constructed and in v per41Svrn irr4kalP arsld e sink i r all ESC measuees according to the E'SC stadia. ESC raceways, iblitdidg ail perimeter midst/ES.midst/ES. stsadl remain in place urine fl(14i Site construction ik dt0 note e and pet'rttaanei't'.at1bi()atlem tF' €Yatiakilaifled, 5. Flea, May Chino 9la Sep'daa44Faer E1,pra4oe1ecrtlpraa'ary 4 Rd perrtsamsne cover measures to paroa1srl disturbed areas. MOMS remain unwordol fist moven days rsxare. 2. 6 Worn 0nt0ber'd thrva44941 April30, teas* de fervorsry and peerineat. i.i t:over e eaSU41,ni1'paotaot4h$44P4e4 are15 ills.w,Il,e.s>amhsrav'.nieai i'ow-Nib days or more in addition 4o finger reeaslr4s, the Contractor shall a Protect s1eCmtdl4s and steep cm as*d Piastoles i1 un^x+tt.k4„d for race than 12 hour.. b. Staeleoiie, ovt site, enough cover o a:c rtalw Lo cover as ratepawbed area.. m By October 44, seed .111 carers ih81 ithitr,'cast un•4er4at1 ¢Iinzrrp the .v'di season (October it through April 3fb MOW, sit scetle<t MERE. 7.. Isadore to '1.111ain k SC inesecrete ale a„ enclara;e with the 4ppruvcmi rrrsairster:ansoe coned arv> an~a4 testa in the WON( basing 4vs'rfortheu at the directions of the Director and assessed as a lien ag8n_st the pretiedy where sucts itrasates are snvpaled. E. Coning the lire et they pect,C 1 the tees -settee shall maintain in good condition and promptly thither, restore, or replas4 ail grade srar3aces: wads, drains, cents, .frmaatwt^e, vegetation. on. erosion bred rosiimernt siortircrl rnasavuree end ogtner 19r94991ki 4110iCe's in au^o1dnance with approved glans. P. The Permitted shall umor1i1se the t15avnsarearrr drainage features, antis shaki, 4;ttr tine Directcie approval, rer4save all a14' 4 4erst deposition rrdsarling front proienl- related tv*ir4 1a rtl9 wet* pericrn1ed shall be pier depeucved plans artist spec Y maim - s coly The i ;,r1i4tee is required 114 maintain a set of ag1Grcwot1 plistra arse step :ifca ¢cras aaed associated r, 4 14s on Pre job stirs. Work shad be prerfs,141eul rrr a,aric4aanoe with ail tede ai Mato, and local taste, 11. AB the b sl seder et Pommes, the Remodels elicitde'ist.1) art 1411.s patvasrrti1;t and 4)1,11 hl G"4C43414 Measures par 1th . CC+ 999 ;haft install 1te downstream, to t'sp rar3 ESE, rma iu-r d;e.k e ,any ebb zi 1 e:rtaance mime Before Lhe tereporaary rrs.-usasre.1 we removed, 99011 dared est:stets" the upstream permanent i C raeactires 12. lih4 Petrol -tee wktnil id all times misted: sensitive areas their beffepfe, and .41eacent private properties aria public rightserthwey n}€ casericonts from ciaanragta dieting geadin9 operations, The Piii'oriftee dial' restore toktar standards in effect at the tithe rrrtfte locuan e of the perrzri9.. sensitive itive greed their birders, and cubits, and predates propertied and ioepra aeimt.ins d:.a44+er5 by he r er-P:If111 s oddba97w le. 1:3. Permitted Shop arrange io "and comply isitts todowergy a. Notify the public Woks Piep4rasnert within 48 linens Fedie10.44 g insiatlabon or F SC rncastres. tr_ Wain penalty on in writing from the Public issiorLas Debar Intern pricer tc, modifying11re Esc piss. Mistritatrs stir road drainage 5y$10C11S, MUM ova er d fsuarage: SySlerm, iforerct meatuses and theirdi arcffe: ;as, ereclitheidin4VteEEC tilde c Repair arty vAtaJsn se erosion damages ,a , wi ,, , 4 vraarsp"e,ft _i.r:.a r tnspeet according to this approved ESEll inspection schedule and make needed ed repairs lrvrvfesfatet,y LiTIUTY 43Cti7 11 AN leach diritavaticis opera1ons snarl beset or bomb 1.4 SlC orex3xs ah=a<+ng 63tws for fleet hew oder 4-heek deep_ Alt 1ravtsh safety syst- WISHA. r,8Gee44.1f . 2. 'Power, cable, 3inei optics, alss4 tetephione Sobs shall Le rn a 'ease Leith a 5' mini um 10'17a tat sv1raara101 W x m other underground c ai t"es. 3, redcfat..tit rnaN1Wes,€=miw6R6Aa48,a1.k.a SNes as p,.aPii,; fi'4'4ln,.91waja or eabo .prep eRt$et" asphalt paving.. STORM DRAINAGE NOTES 1 ,14 methods and reaterlator strati indict Cite or ismseaDoidotopmerf1 c , rF , tar,, r s s iri .rt = art oa':es ar tE ne.;,;ryn and &.'.rS.t%r aC3;1r' S.r aaievater.a estu3 LVatertdiesibir Manual, al. unless otherwise approved 3. Mark ail Monist drait4 inters with 'Dodd No Waste" and other 'Drain to 1'e. me, -Craters to 0 t 411 d. , or 'Drains be Grotesdivefers,ak applessible. 3 L7eireaw6Y a alitrVAS shalt be of sra#4tC.iesrt ienglh to p,rest tee i4 sxinttsxiin,'31 strips from the a hryr of the on "+:wan to the baton dip:,. Cubic sits sinamit trttv'e leveled add sere tpiss 111E inwnu.r the. sideslope TEMPORARY EROSION AND SEDIMENT CONTROL PLAN (T.E.S.C.P.) AND EARLY STAGE GRADING PLAN 128 of 211 A ALL SPEC PTCATENNS SHALL ROADS, BREW, ANN TAIR ETRAI YYTXV TOT a'dA rR 2, a E NET R ECE-.aa FOR THE. 'TAMETl ALE MOTE, ;z. STESS4 CI ANNERMATIONS ARE DERRNATEfl £W ORDNANCE., 4, PAVEMENT 4'aIP:C'fl N AIMET G*.F; CES c EN PE '. NA HEN FOR A 4.1 MMUM OF HE4Si}LiPALE Tar. City of` Tukwila "dYFI AL,R rk NA. EeltON SITE IMPROVEMENT PLAN St Lot Townhouse Sub -Division 3429 S. 144th Street, Tukwila, WA 98168 PN's: 004000-0083, 004000-0087, 004000-0087, 004000-0088, 004000-0094, 639110-0000 and 6391110000 6433610240 PHIASE II 34TH AVENUE SOUTH FRONTAGE IMPROVEMENTS 29 of _24 f 130 of 211 iNU T ChRT'A,fL '9'Ca SAc.R6 Rfl2 OATEN ANON MANNil' N._ City o Tull KFi YYPI AL PA'i'GH F9Bt III.GTT P^AMTEAtt TIMI L ATCRN,FQIR EA.,014.1, EAVSMT&Bat, 9 RL[. WORN TO CONFORM TO TNS CCiFf»{c:h@T &iACJi3CT'CFAPAWA °a"'f.AN2NAC5`Li' NF{„CW RRo AFo, PRIONTE,.ARO MUNICIPAL CK&VS;E'6'FttkT,P'T!'JPd EL e4 TANItMUh1 CF A ONE NEAR i,Y&A.13,ANT&E IS REARWARD O Jail, €'.hL'FM.3MNi tl'aA,y,TGH7M1'LP.AN OVERLAYS, Ta4,A23, 4VF u:filt5 W'ta4t:xLAM CRASr, City of Tukwila RIATFRON, MAR OE REWIRED IN IP EIT8 T_OT SITE IMPROVEMENT PLAN PHASE Ti - f Lot Townhouse Sub -Division 3429 S. 144th Street, Tukwila, WA 98168 PN's_ 004000-0083, 004000-0087, 004000-0087, 004000-0088, 004000-0094, 639110-0000 and 6391110000 6433610240 coaann d UIPTABA.E YPARNI49 i>JATT..t;F€N ISMS Note A) ....— 3TOP & YFEL¢? MERToAtItATa&1& IOUR&4!lF iTANNOMM NSBURNVAL:A RITTER TO MUTTCr FCSR a4z7C..¢`cO&&. IMF'rrRMAi"i INBTALL. PER CECiRTEFi x LTF^ 7Fh&x;S S3"AGA[1.@Fi:('} 3, US&?J-CRANNEF. FP'3 SNh1ER.E,dCxfV&rtiu" .R, City of Tukwila AtES ,a..wka .. Paw LA3G.nL AewYlCW &SM a t1gT FNs L:s>s c srnrt ttac ,A , T TER FFIC SdGN Iht'TALLATVON,, TUK LA Fah ,1Y SI ION, SS ET ALtONINu°,a..C1NFONNREA cc,LA. WEEDED WI R;7L'.td RICTT CORNERS, PLAN vsrR.W d„GCit ER RLA:VATp rB r 3. mG nwMr ,s. J eta AMEPE NEE Am...,3 GRETINTECTITA ALUIiUNVIsTA, b,INN SEEN AP NEUTER PR&T iTtfA'w'r R.'y1CdIU [,'iPd CCrRNFf§2,. Tuklt''ila. N1T&& 1,? W4'&& MOM T&AMMO MAMA SFCTSI BE EN AL'l:U&TAA.i.*CE }FLT`$S MAMMA && €PN3&PRR TEAF CON'rT&&, 1TE AMA 0232A:Pp}. ;} PALL 2.11. (LOAM A WOO, PROVE) AA C22-85&-2f2.1 BTASS "NG A. CM man), F"KAL WO YUitlNN DrYd,NTMb'NT3 MAROON ANY CLOSIERE !MEIN MAW MART aP WAY,_ A) CtiJL &&iw MN'= COMA 4&&'r&& AT (AVM &&4-2712 AT LUST TWENTY -POEM COO PAM &?U"4&'¢ ANT STRUT AR EANE C.%.a&A= AND AA Sdk&&T & DAME TOE MAMMA A'TASR & N TON ?&AN WANT && S'aTaM!'A'F#&, AT LEAST TOREN (A VANNINlG DABS PN&ig T& /fORRA APM MPAN&A 'MAMA CONTROL PLAN 6d& T DE AT TIDE WORK :lMTN OMURA WORN ¢a1rAT, A} ANY YSNLGU ARipME NAMPFR&tTS TA && USIA T'&& WORN MUM TUN OW MOM AN VAN ROOT BLEALAY A MAMMY P&%i& (,&&y PFGALLY dfBCAEPFA1d$>&& L&w& SNOWING A 22212+ANY NUM HORROR AND TT NT&&NE NOMMEN) AT A CH%RSPBCUORS 5712,01 ON T&& 8'R&& L& OR POMPOM.. ivSr..DANc': COVER AN;N C i'.}SF:TPv'F. PIT: PENTINOS NOIR PP GRAN RCN A $ P4. ♦UESI aNa& st&N Wok s ' NA MD R NAN ;ml,*FC}R&S FURTROFT x(r AMEL7:ABLE ABEE (ONor man. sPECIF CATONO. MONTIMENT E, APE RECk} kT SMOOT'LISFERSRCTION,.. ANTF ARSE RE son SY A wouov'E oR trTEteSED TG PRACTICE PS SUCH RRHE 3TARTLERWATTINN.T!:rP-.. EPEE FEELER &f FRARE SE _....__.. 34TH AVENUE SOUTH FRONTAGE IMPROVEMENTS 132 of 211 SITE IMPROVEMENT PLAN 31 Lot Townhouse Sub -Division 3429 S. 144t1h Street, Tukwila, WA 98168 PN1s 004000-0083, 004000,0087, 004000-0087, 004000-0088, 004000-0094, 639110-0000 and 6391110000 6433610240 Avow*, i1t' PHASE 'II ROAD AND STORM SYSTEM! PLAN (SHEET 1) eys Day 133 of 211 134 of 211 SITE IMPROVEMENT PLAN PHASE TI 3=1 Lot Townhouse Sub -Division 3429 S. 144th Street, Tukwila„ WA 98168 PN`s: 004000-0083, 004000-0087, 004000 -0087„ 004000-0088, 004000-0094, 639110-0000 and 6391110000 6433610240 ROAD AND STORM SYSTEM PLAN (SHEET 2) 136 of 211 nc-rememiztl StOrage Voinwes 444446 00 14444e 6,107770 003,30.00 71:7000 00 0,60 TAW E 307411,11033.0,10;15,11Moo Munn 70004100300x 70, 96,11 16 07,1 17030.110.001:0 0,07.06, 11,13 [70,3 • 07,0700. 303 5,06.3170,00 000001,37,0 we. 555545444 54554544 54554 454 .u.4.44:541 to 77706,70 a ,030,033:03,07,03,00 3,00, 3 6 037, 50,,,,, 03,30, [00,00 555 016,33730,0 70,77,60 ,0003, 3000,06-0100 6,0070, 00,30,0013033 ,' 3 3 '7 .P3. 2,3 ,76,3 7 6 , 13$14,411[410.10 [ME 5 - 947110111370m040MAO,* WI.. Pt; duo*. ,411116300.;03m ..7-0-73,3 5055 555,5 44,45554,4, 4."44.4.54 55 455545 ,555 14,545.41 , l''' , . i : S'4' 4 ' 4 : 1444.5, 5 ,5545451, 5554,4 434.445 505554 4454 4'545.55555 4 4 s 5.74'E'"4 " 4 4545545555444540 4 . 5!4 54' 4 15 4 4 45 x 54, ,„„ „ „ •Pkarlk '-, ,1— ,i0.2:11Lata;gfams _ [ 01,30, .30 1 MU ;61 : lus, 7011 i 000 :10 :5 1 73 00 ' 03,63, IOW 03,01 m 77 A P : 0i 13 06, 10 0 62 113 : 16; 01 13 '4,4444:41 , ,4, 14 1.4 45494 0; , 1 a PA _ 0 0 : 71 13 03 3711 017,1 044.-4441* 7, . 40430 , °A 3E0 '66 7 , 0 U :a 0 ; 71.161 10 070 7073 3 M, 11 i 700 : r441w 010 1:10; 14 4 04114,55 554 44. 4.44-,404.44,:44.44 4k4,11.0.6.1, CED 11770000; 0, 031 Mkt ,00.1 17003 .3.37000, 00.3 00,70,10000 0000 414444 ,455,544555, 0.0 000,070, 417300.13204. 06073 33,000, 70000,010300700"0 000.6001 00007, 1,013,0710,10,0°°-776- 12.0 Detail Drawings Raw tt rbe; View Slo41117084 SC-7413 Chen4:00 00010 0610 7103160,01M`m; . 484441OM co EMS.. 184488414444 44>R ...7.1PTAANVEM.C.CALS• 8041444444424444041. 2, 000.007.00 ak.V.Anal MI. OF ,VE 41*41 4414444 *141*44114*4 00001,71.060,00 184*0*444 onoau, 4,45,454,444 s45.4445 e555145154 444545, 0000,0 41484414455044141484 WI Fira 14 101041 CIVAI. 600ipt, CRAM - 51041408443.0„7,0 00e0447 00310 CO*0 , . GP................L.E............,, ................. E.. TO SEM PROM,. MOM. ...........--, C ME .t. TE.E.. ....,........ ICU WOO.. El ......... rEMOS. Ei.E.E., FE.T.I.E,E., WM., 4, 2,54........., \ \ 000417 044014000000,03-37, 7 \ , ,1418,80,T0444rE41G111 ,...................., \ \ \ ................ ...., CC. \ \ E ' 00300:773Z770,0101616,12371777.3110.730,06[1,9 4,;,,,,,,..t:.;,,,,[[,[3,070,11,730.,,Z.Z.,[[..73,3Z.,.4.__.„............1 0300;00 -.7:7, , , [ . [,,,,, Atlat.,,,,,,,,,,,.,..kitE MM. 64.3 00 T „ , 44m01 0050 0.3000,00000,10f; 7,7013RIM0 E1444Y VAGRADC R5254255,525 8.%E.522522411.-W E2.22555552-5522 184* 4444 P5444 51000 3' 6,01016 ,N.0107a0003, DEEM.. OM. MO Ece MEM.. 0.107,06,600;10 0016300 .00.00.0030 .0703 4-llt*1',1411418403330000.001 „ — CO 100.3000 M.077,2,0:94: 7303 0 44 545454554484.00141*00.1030:010, 00000 000.,00736300.706,0„ 4100 7,3000.0 6:4770 000,00, 0,60. 2000 300300000 --„„ 0,03003 000300 36 0,70 0 0,637. MOCE, EVECEETE ROO,: MEMCM WEE MEE. 846441444. A 4L5 SPECS r 55A7222252S SHALE MEET CURRENT WSDOTPAPWA 'STANDARD SPE 05515,TI1NS FOR ROADS, BRMEGE. AND MUNICIPAL 4.441-4S441444L841I1)NA 2. SEE DETAIL. RS8 2 EOR TH5 SCRAM, K MALMR, 3, STREET CLASSIFICATIONS ARE EL ESIGNATEP °ROI NANCE_ 4, PAVEMENT MUST RE LIE.EIGNEE P552 MERE° FOR A MN.MLIM OF MS2O LoAtirr,,,Gr. City of Tukwila f",“ W,001,,, KAA, E,M, X.:Me 07,0430 00-3,03, oam 505 0702. coo 50 0.43.4,0 MK, E.. M.O.. M.M.0 CEEC 844014414 , NOT EIE EWE. TYPICAL ROADWAY*CTION 1;;--- 4414 ....Row., BOB GIBERSON, 448818444444 MEEO. E.ECIME . ME.` EME.DEMOMME. IMMIE rejitchLr:6,y.s.11FpaiFigiga?Aygpsyl, rgt,,V=71-7,1A7,ZTT"' 144/44 000 8 ALL WORK TO CONFORM 'TO THE CURRENT WEDEPIARWA.STANDARD SPEC/F/50505a POP ROAD, MORE, .AELLE MUNICR AL C0NROAU18I4052, 2. .A MINIMUM OE A ONE YEAR GUARANrrcrt PlEoLn.kto ck.74 ,Ntt PAVEMENT RATIUNING .AND OVERLAYS, 3. C44145 POLLED OENEIEE FILL ;AL PLACE OF CROELPED ROCK MAMMAL MAY ER PROORED 444 CASES OE RECENT PAVEMENT OVERLAY, OR AS OREOT5D BY Orr), ENGINEER. 1033,001; City of Tukwila PAVEMENT RESTORATION Rvo. 7 rgietioN E APZETNAA SITE IMPROVEMENT PLAN 1 Lot Townhouse Sub -Division 3429 S. 144th Street, Tukwila, WA 98168 PN's: 0(14000-0083, 0041000-0087, 004000-0087, 004000-0088, 004000-0094, 639110-0000 and 6391110000 6433610240 aMML, 1 TEES MEIEFINATE SHOLEM) ELL PEED ONLY .5ETE4 5TORYLNE UL' 144517104111NEWAA225 DRAINAGE, TOPOGRAPPE 558441144Y GRAL5ES, RIPPE or WAY, VC, LE CONCRETE SHAM BE CLARS 4*228 INEPEC211024 REQUIRED BEFORE PLAGINO CONCRETE AT !EMT 24 WEER NOME war BE RIVEN TO ILIMAILA PUBLIC AURAS OEPARTMENI, 4 ALL 55512.5514445 APRONS EHALL BE A MiNELEJM. Or 6, THICK. S. WHERE DRIVEWAY WEEMS EXCEED 15A .5 5592 X 5- 22,2" E4[7.04144444 JOINT SKAAL BE PLACEO LONEITAMINALLY &ONG '4415 CENTERLINE, 5. ALL WORK SHALL HE PERFORMED IN ACCLORDARCE ALAWAFAMOOT PEERS APR EFEERECATEUNS OR AS 55255552525 TEE EVE CIE TUKWILA 7, AN t[7[1117100.1131.PR0701M.AY ;937, USED IN AREAS WHERE NO CORE EXISTS.. 441 REMOMN, OF METING CONCRETE ELARS„ GUTTER OR SMARM( ERNE BE RAW OPT TO THE NEXT GONSERPOEIMN 140I4T, KOS ._..._..__ _ City of — -- - RESi&kiTIAL DRWEWAY, _ ALTERNATE 3 0,f 3 * 0000 RS4)19e Tukwila. ,iiiiii.ITia71.7—Erii22E-TIAL0....,_, OM 34041 EMERSON, COY ENGINEER 41/4 4444147441444121484042444144 APITPLYIMAFCPATE M41CHI225 5E5255553 REESER 50VE414AND 5,55LE TO, iNSURE POSIEVE FIT, L CASTINGS SPAM- 44 BRAE PON A.SE148 DESLENATION E. Ad 5 CLASS 48, MD SMALL 25255555 M 'PURR -PLR TO PROCABLE SECTION Or THESE SPECTLEATIMM. LAE 58528222222.2152 2- MONUMENTS .ARE RE01/LEE:5 5255.E.:r PETMEEECTIONS AND POST PE SEE BY A SURVEYOR PLRFELEFF5'5 °LICENSED TO PRACEPEE AS° StE528 Me THE STATE 05 444S5I14E21025. 01011A41-11MING EXISTLIER SEE 222351, WEE 44,114-4 --,§71,W2ET MONUMENT 11.41:r 611 _ VP MARE & COVER EKE, P5,57 427 Tit kWila 5omeu 55..E5 PUB 555-5.55E: 5.00 MiiiWa52575252W52555-5-52 ROAD AND STORM SYSTEM PLAN (SHEET 3) PHASE II AMA: 25-40,50-0,73 [ 57.0077- A.500, H H LLI 180 ET) 138 of 211 SITE IMPROVEMENT PLAN 31- Lot Townhouse Sub -Division 3429 S. 144th Street, Tukwila, WA 98168 PN's: 004000.0083,004000-0087,004000-0087, 004000.0088,004000-0094,639110-0000 and 6391110000 6433610240 TARY SEWER SYSTEM PLAN (SHEET 1) PHASE. I I 140 of 211 SITE IMPROVEMENT PLAN PHASE II 2-3 34 Lot Townhouse Sub -Division 3429 S, 144th Street, Tukwila, WA 98168 PN's: 004000-0083, 004000-0087, 004000.0087, 004000-0088, 004000-0094, 639110-0000 arrd 6391110000 6433610240 SANITARY SEWER SYSTEM PLAN (SHEET 2) of 2114 vrs 142 of 211 E" MAWS nE ray n^ wrua PAN A ;)ETAIL 10 VALLEY VIEW SEWER DISTRICT ADJUSTABLE MANiOLE R14033 HpY ID SME SEr , ,MORE sell 're rotru wi .KTAX EEENESSEE reams — wn+ PIEEEEESEESEITS EESEEENEA. WEN Y i''L ESS iJPb[FP. SEE rexau, r 6 OLT VALLEY 1EW SEWER STANDARD MNN OLE TYPICAL 4' DIA- MANIQIE IR?T tb ':RH[ SITE IMPROVEMENT PLAN PHASE. II 2 M: Lot Townhouse Sub -Division 3429 S, 144th Street, Tukwila, WA 98166 PM's: 004000.0083, 004000-0087, 004000.0087„ O -0088, 004000-0094, 639110-0000 and 6391110000 6433610240 SANITARY SEWER SYSTEM PLAN (SHEET 3) of 211 144 of 211 SITE IMPROVEMENT PLAN PHASE II 31 Lot Townhouse Sub -division 3429 S. 144th Street, Tukwila, WA 98168 PN's: 004000-0083, 004000-0087, 004000-0087, 004000-0088, 004000-0094, 639110-0000 and 6391'11.0009 Note Reference Water Services to Buildings: 1, All taps and water service lines from (he water main to meter boxes to be 1 inch diameter, 2, Upon completion of fine flow tests for newly installed on -site fire hydrants, those buildings. requiring interior fire sprinkler systems (as determined by the Tukwila Fire Department) will be fitted with 1 inch meters and bases, Those not requiring sprinkler systems will be fitted with 314 inch meters and bases, 3, All water service lines from the meters to the buildings to be 1 inch diameter, 4, All specifications for the above to be per current Water District #125 criteria and standard details, PMS 6>._nic.v.6, 511ei.. ,tC SNN, t 'e`l�*car z�"ni.A1},r, it ,.r,. .n j 3T©, DETAIL No. FIRE HYDRANT ASSEMBLY DETAIL WATE R AIN SYSTE SHEET 1) PLAT' 146 of 211 2242 2`,242 SITE IMPROVEMENT PLAN -34 Lot Townhouse Sub -Division 3429 S, 144th Street, Tukwila, WA 98168 PMs: 004000.0083, 004000-0087, 004000-0087, 904000.0088, 004000-0094, 639110-0000 and 6391110600 6433610240 Mote Reference Water Services tosf,i(xis 1.. AU taps and water service lines from the wa€er nnain to meter boxes to be '1 inch diameter, 2. Upon completion of fire flow tests 'tor newly installed on -site fire hydrants, those buildings requiring interior' fire sprinkler systems (as determined by the Tukwila Fire Department) will be fitted with 1 inch meters and bases, Those not requiring sprinkler systems will be tutted with 314 inch meters anct bases. 3, All water service lines. from the meters to the buildings to be 1 inch diameter, 4. All specifications' For the above to be per current Water District if125 criteria and standard details, r gem VALVE MARKER / GUARD POSTS PHASE Tdb„ ©ETAtt No. 4 WATER MAIN SYSTEM PLAN (SHEET 2) of 21 148 of 211 STD. DETAIL No, 10 CUT -IN USING SINGLE VALVE mow, Amwom mom ow ANTATALL T11, DETAIL No, FIRE HYDRANT ASSEMBLY DETAIL VALVE EXTENSION DETAIL Es DAT MATO BB„ Bs, omo LEA Tam i..F 1m mom Fr BST) EXTERN ik I STD. DETAIL No. 5 j HORIZONTAL TR'RUSTBLOCKING DETAIL & TABLE NT, IDS "LTAINT LALLAI'G:rpnaw tt SG b4 tttna4c tar7.v??t?Srr;?I STD, WATER MAIN FILLING DETAIL YS"aY'r114 ©IN 44444"t` NO, 12.E 444 4.N1.1k44 NOTES, TAP L N ANIMA ('1.4`€C t..i..4'i'PoNs -,T r.REL. TALL, UitLlrtL.t PAVE E4tEN LALLTAPNEE, FROM .F4=ti9.Ai#YEILECOI1LWA;ar1 AKKE"SHOWN LMLR ONEENLE' THE cot,I'dts1C't T3 SHALE 14 kd A''t'TT,S RACE. FOR t'ERILIt: ALL N :°.YffF d.t"F.E.v.Tla}.L1 :'11k7W".TF ATITT FOR LMSE.4MFRLY LAT F2A'.+:'.EEALL .1 E`tC^9l1N'Ft,A4, k"EIIRT LLs 14 41 ElioW : .M1 As To ANALI11 9.,•". k$,,krE LLIt oLL Kk E:niNCETHR iYT-'^ii'Ft'acrU4i+. C LLLAv`t T414 i.'1If.TF"11:°. uNITERGROUNLT ELL A iELN CENTER, #},3Uti-L2WE`ay, rc`ftitiR :ti'_ CALNAIRELE3i4T"1. T4I9. (ANSTROR 441z; REPRELLEEaT:1 FIVE AM WAL BE L `SC.AC/ITV ISMA 011E111 COLO MOT EXLSIAL t x4T'1t:'at;Si.al1 SMALL NOTWM TOE IESTILI T 7.14 INFT1:S 1 1tl*,Ni41Fr4.. tR` '4 tNOJftl> Iri .4T1?x`ttht;1" ELL ALLRRENEW 414 ti,S4 ,NTI- I,Mli _i fTR INSPELA floN. CONTRACTOR. 1 LOLSPONAMILE FOR (FOXTROT AMMO,: LIME' ,:or<I CONTRACTOR LOWti.,e. 1L RENtMI Iit1Olt ALLA1, 1 FORAP'111'A,tl_°,rmr.R.r FtLWit4E`L*TSY` TITk' OF PA LE MOTOMMOLOWYMEA K LVIR" i.A,x!'11 tFBt€r4 T111 C'T.. 1.4 1'"+ i'4CCL4 WAwAi ; .ICAR 1144[. NALLAL 1 i"4.1 1P"IENT IN F{ i..1R T Y° C4 mot WALTOLFACMARLIES RF I,Y,`111-1:.=...S41,aOST'MLA K;,,• .SELL:ONE:LOT-OM AWOL LWOW 141 WYK',E"IL,a C.tTSv>r;4E,T- '1,.':+^..s„TK:U COUNTY) [ANT.r,1R%11 COAMELACTLER SH 1t17"f RALCA Lt1L #ATRf1TE L. 4 1.1'l:.h AET. PILE SHAM ME t..N:ME. IRON CLASS ME ct',4 ;S JOINT I P 1ME. 411', WL LEMMA,t:f. YSFLL .t E'tT t4`'FF AM EA 44TLESC7At COATED WITH COAL I411 ',`A ITNISIA DISTALLATOTRT SW41.i. BE 'TN AY^cT.~E F 1 1',e11 WITH 48A.'%(,:F, LAILLTE4"S 1,.daT1Et91.AU.ATXLE ALL FATIONC,e SHALL Sc. C.1S1 SN2t7N :MALT Skd,6 L1,. COOL:F;7('4 ,.YPi'EIC'4171L3" MART ECA1T OF f\'14 sTltMEAR A.1.;11:ALIi4z tEMT2EMAtAND „E.C.:vt, WAM1 A €TzNiMki1'f Llll'L1`411{4:. RAIIL*74iref titi R1.(ANIL 1h'ii I. BE Dry 44ENT'$. NEL.a ALLOW-fF:'M AI 1-4.,R YI'313f MOTEL kF! +iK.I. MMILLLANTS Hi 11ii2;[.;_ER EALL NYI:k AT-ALS t;a CITY t`1F'.i4..1.l.AC LO 11 IOW A 4. CEO ,INT3 AND UAW TrRR TO LIRs "F;.'ER:M:10R, 114 f➢^E.'s SUPERTN1 vNi LTALL. I'MEIL, .ANS'! T{{S Edv 1e11,YLd4.4. CIO? t .FL1,.AC? 3.k'a`o hull-iSTImat E.7'UYt 4S9:yT CBE. Nt`+`rl F'Tic F,-1411 ALA:.',4Ni,:a>. Sl➢ CALL IRON mttd'444' EAXT.V1.ttrAT E:4 4REQUIRED. St. •APPiNC .LiE'4AR M.INFE. 731' 4dbi5LEPTC g1 IS4:".?•, J:'9.Y LOTONTY VOA1 rl:n.tiT1i.a" R4T..Y4.Po1 SSE WILCO WETTERMES'It.tk. PT t. l'I_ COIST,.Ac'mit SIT STRDS 'A`TRID.E FOR MERTFENEmALE 41:E5Tt414,41:'Perin 4'. ,:iX-1:C PC?36t SOTIPLI.4us. L`C!,*ITNEDk ICTNE, CIOWNS. .AND EWE_ T,=1M`C iT. S 1#3:4@'t:f1S1FI:'4 t'A't:Tk4 OVER ALL WATERMAN'S. pRAILLOPEA RC PA EE'A :"YJ1,i COUNTY NDCi Pc In.17'4CTTOLL,14 3_. ALL sTPTITs; PTTC4'M1-;[RYyv1 Tt tut t;LT;'IR 111;+d, 14 Mit t14 111 ,l41st orttTRICT NO. ELL SUF RINOEtilllACT 1K. ALL EMS OWL FI11 S[YLSLLANIN AND MAINS TO DE OPERA €ItONA. RD TR TIT cMm..{MPLCENITEO OE CONSTRUCTION. ,.. NO c;.19.ALTALi:1 iAR}'. ELT. N4 MADE t4•P13L+.1WT S44EY`1Et'.` AFa#'<ca4'.4€. Fv' Ttld. BID NICE 541N1111 d7"E4.`+DELLT t}t3MISER tY':'i' E•4CELEE11. AND TIFF CI. ft' OF l'I Ia4C'4`,E.,A t $4 1. 14 "KING R 41R:I S' NITRIC Yt`tTBSTB SNOI€74`e'h. Id. BUNTS() wD Bus t l'414 OLLTEAED1tA1._1 R11S AND TO TIFF DITTY TuTTRTRA oorre OF 41,111L 14414 tt....i'411't 1 LMOA@.", SPELMACTEMONT IClt .SE1. st:.:.1.41. i,.t, MEALWR AND ETFTA LEE ME PROVIDE WO`SERVICE UDEAND 0i°i..o WRFCTIONT",f RTIRSIITIBISTTNIM WA rER ELF'ER. NT. '1 1461RSTT,11.K.41wASI„I;BAI414 DRENCH 3r11111, BPI KTY. ei ST,TICKTIRSTIS SII.AFL ETTABDrx`E;,y'!EDTAIRC44T ALLPIT,4"1L',S S,ps: 111E 1'ik',t YFf41' .7 WATER MAIN SYSTE (SHEET 3) SITE IMPROVEMENT PLAN PHASE II -1-Lot Townhouse Sub -Division 3429 S. 144th Street, Tukwila, WA 98168 PM's, 004000-0083, 004000-0087, 004000.0087, 004000.0088„ 004000-0094, 639110-0000 and 6391110000 6433610240 I STD, DETAIL No, 1 3/4' & 1' DOMESTIC SERVICE DETAIL ...., MOLOMEM 46'.1'Ai Tt:1 CE1441 A4:Y'IVTN AND i41EMLLI,"14 Rrk1CS¢@L R1`:IS RBTAIRRED r4:ntCa LOA 1144;F OEM WORTS N111111 1L»k ITT 'TIE 111111ICT iTsTIINSTRT ."111 .11€14 itott UNDER MATT, AND AMALFFC' AREAS, .'l'4E_I isd' LT:MA I1A1NARi,,'4 DE1<14 "'1 14' 4tl*ER:.PP PROTIT,.R MR As-11J DT ' '. ALL T11`1' ARRAS to mt. A1^S MAN 4ER4h.,bELLTSI x"Y ;1 C1 4FTEl's TISCSSRAT ... ALI. 'R AI SFS. FIRE ITSDRAII1"R .Ix<E;.1L Rr.'F'E-' Ete T3-1E r41 F'I €:R S OL T41 #7E FY..{'.:;.t7F,a1x;l ALS IMRE TAEL, PRd". 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NM WA D, RUNT, N IE'.L[ E T. Y'1 aad6'R'FMN p11NIMi MSFd 4K, 335.4?'C1 Eft tt LTE.o TLORNI.D',i✓Ar. EL"m', 1,4 1L cMT. Tts`E.4,LLLIO, 54YLi. 4E S ITIELtULLS;II-IOID:444 STORM DRAIN p11.}`ALie4'd`l1 " PLAN 149 of 150 of 211 ATTACHMENT E When Recorded, Return to: 144th Street REO Partners, LLC 13975 Interurban Ave S Tukwila, WA 98168 DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS AND AGREEMENTS FOR OSTERLY PARK TOWNHOMES Grantor: 144th St REO Partners, LLC and/or Michael D. Overbeck and Mengstab Tzegai Grantee: 144th Street REO Partners, LLC Legal Description (Abbreviated): Osterly Park Townhomes, Lots 1 through 24 Complete on: EXHIBIT A Assessor's Tax Parcel ID #: Phase II 6433600100,6433600090,0040000083,6391110000 6433610240 Reference Nos. of Documents Released or Assigned: 151 of 211 TABLE OF CONTENTS PAGE ARTICLE 1 DEFINITIONS 1 1.1. WORDS DEFINED 1 ARTICLE 2 PROPERTY SUBJECT TO THIS DECLARATION 4 ARTICLE 3 ASSOCIATION 4 3.1. FORM OF ASSOCIATION 4 3.2. MEMBERSHIP 4 3.3. VOTING 4 3.4. MEETINGS, AUDITS, NOTICES OF MEETINGS 6 3.5. BYLAWS OF ASSOCIATION 6 ARTICLE 4 MANAGEMENT OF THE ASSOCIATION 7 4.1. INTERIM BOARD OF DIRECTORS 7 4.2. MANAGEMENT BY ELECTED BOARD OF DIRECTORS 7 4.3. AUTHORITY AND DUTIES OF THE BOARD 7 4.4. BOARD ORGANIZATION AND OPERATION 8 4.5. PROFESSIONAL MANAGEMENT 8 ARTICLE 5 ASSOCIATION FINANCES 9 5.1. BUDGETING AND ALLOCATING COMMON EXPENSES 9 5.2. BUDGETING FOR RESERVES 10 5.3. SPECIAL ASSESSMENTS 10 5.4. SPECIFIC ASSESSMENTS 10 5.5. AUTHORITY TO ASSESS OWNERS 10 5.6. TIME OF PAYMENT 10 5.7. OBLIGATION FOR ASSESSMENTS 11 5.8. LIEN FOR ASSESSMENTS 12 5.9. EXEMPT PROPERTY 12 5.10. CAPITALIZATION OF ASSOCIATION 12 ARTICLE 6MAINTENANCE; CONVEYANCE OF COMMON AREAS TO ASSOCIATION 13 6.1. ASSOCIATION'S RESPONSIBILITY FOR COMMON AREAS 1 3 6.2. ASSOCIATION'S RESPONSIBILITY FOR EXTERIOR MAINTENANCE 13 6.3. OTHER ASSOCIATION MAINTENANCE PROVISIONS 14 6.4. OWNER'S RESPONSIBILITY 14 6.5. CONVEYANCE OF COMMON AREAS BY DECLARANT TO ASSOCIATION••• 15 ARTICLE 7 USE RESTRICTIONS AND RULES 15 Osterly Park Townhomes Declaration Table of Contents -page i 152 of 211 7.1. 7.2. 7.3. 7.4. 7.5. 7.6. 7.7. 7.8. 7.9. 7.10. 7.11. 7.12. 7.13. 7.14. 7.15. 7.16. 7.17. GENERAL RESIDENTIAL USE ARCHITECTURAL STANDARDS SIGNS OCCUPANTS BOUND NUISANCE SUBDIVISION OF LOT FENCES AIR-CONDITIONING UNITS LIGHTING MAILBOXES PARKING PETS GARBAGE EXTERIOR SECURITY DEVICES EXTERIOR AREAS OF LOTS LANDSCAPING ARTICLE 8 INSURANCE 8.1. 8.2. 8.3. 8.4. ASSOCIATION INSURANCE PAYMENT AND ENDORSEMENTS OWNER'S INSURANCE RECONSTRUCTION ARTICLE 9 EASEMENTS 9.1. EASEMENTS FOR ENCROACHMENT AND OVERHANG 9.2. EASEMENTS FOR USE AND ENJOYMENT 9.3. GRANT OF EASEMENT FOR UTILITIES 9.4. EASEMENT FOR ASSOCIATIONS ENTRY ON LOTS 9.5. EASEMENT FOR MAINTENANCE 9.7. CONSTRUCTION AND SALE PERIOD EASEMENT 15 15 15 17 17 17 18 18 18 18 18 18 18 19 19 19 19 19 19 20 20 21 21 21 21 22 23 23 23 ARTICLE 10 PARTY WALLS AND OTHER SHARED STRUCTURES ••• 25 10.1. GENERAL RULES OF LAW TO APPLY 10.2. MAINTENANCE; DAMAGE AND DESTRUCTION 10.3. RIGHT TO CONTRIBUTION RUNS WITH LAND ARTICLE ARTICLE 11 CONSENSUS FOR ASSOCIATION LITIGATION •••• 12 MORTGAGEE PROTECTION 12.1. ABANDONMENT OF DECLARATION 12.2. PARTITIONS AND SUBDIVISIONS 12.3. CHANGE IN ASSESSMENT METHODS, ETC 25 25 25 25 26 26 26 26 Osterly Park Townhomes Declaration Table of Contents -page ii 153 of 211 12.4. COPIES OF NOTICES 26 12.5. EFFECT OF DECLARATION AMENDMENTS 26 12.6. INSPECTION OF BOOKS 26 12.7. AMENDMENTS BY BOARD 27 ARTICLE 13 GENERAL PROVISIONS 27 13.1. ENFORCEMENT 27 13.2. SELF-HELP 27 13.3. DURATION 27 13.4. AMENDMENT 28 13.5. GENDER AND GRAMMAR 28 13.6. SEVERABILITY 28 13.7. CAPTIONS 28 13.8. INDEMNIFICATION 28 13.9. BOOKS AND RECORDS 29 13.10. FINANCIAL REVIEW 29 13.11. NOTICE OF SALE, LEASE OR ACQUISITION 30 13.12. AGREEMENTS 30 13.13. IMPLIED RIGHTS 30 13.14. VARIANCES 30 STORM DRAIN MAINTENANCE PLAN 54 EXHIBIT A EXHIBIT B EXHIBIT C EXHIBIT D EXHIBIT E EXHIBIT F EXHIBIT G LEGAL DESCRIPTION DESCRIPTION OF COMMON AREAS EASEMENT FOR VEHICULAR ACCESS [Lots 1, 2, 5, 6] EASEMENT FOR VEHICULAR ACCESS [Lots 3, 4, 7 8] EASEMENT FOR VEHICULAR ACCESS PHASE II [Lots 12, 13, 14, 151 EASEMENT FOR VEHICULAR ACCESS PHASE II {Lots 9, 10, 11} ADDITIONALITEMSINCLUDING STORM DRAIN MAINTENANCE PLAN ON PAGE 54 Oster/y Park Townhomes Declaration Table of Contents -page iii 154 of 211 DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS AND AGREEMENTS FOR OSTERLY PARK TOWNHOMES IT IS THE INTENT OF THE GRANTOR THAT THIS AGREEMENT SHALL NOT BE EXTINGUISHED BY THE DOCTRINE OF MERGER THIS DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS is dated for reference purposes this day of , 2018, and is made by Michael D. Overbeck, and/or 144th Street REO Partners, LLC, and Mengstab Tzegai ("Declarant"). RECITALS A. Declarant is the owner of the real property located in the City of Tukwila, King County, Washington, more particularly described on the attached EXHIBIT A ("Property"). B. Declarant desires to subject the Property to the provisions of this Declaration to create a residential community of twenty three (23 ) town -homes. Full build out of the Community will include 23 townhomes, all of which will be subject to this Declaration as amended during final subdivision approval for Phase II of the Osterly Park Townhomes ("Community"). Now, THEREFORE, Declarant hereby declares that the Property, including the improvements constructed or to be constructed thereon, is hereby subjected to the provisions of this Declaration and shall be held, sold, transferred, conveyed, used, occupied and mortgaged or otherwise encumbered subject to the covenants, conditions, restrictions, easements, assessments and liens hereinafter set forth, which are for the purpose of protecting the value and desirability of, and which shall run with the title to, the Property, and shall be binding on all persons having any right, title or interest in all or any portion of the Property, their respective heirs, legal representatives, successors, successors -in -title and assigns and shall inure to the benefit of each and every owner of all or any portion thereof. ARTICLE 1. DEFINITIONS 1.1. WORDS DEFINED. THE FOLLOWING WORDS, WHEN USED IN THIS Osterly Park Townhomes Declaration pages 155 of 211 DECLARATION (UNLESS THE CONTEXT SHALL PROHIBIT), SHALL HAVE THE FOLLOWING MEANINGS: Oster/y Park Townhomes Declaration Table of Contents -page iii 156 of 211 1.1.1. "Association" shall mean the Osterly Park Townhomes Owners Association, a Washington nonprofit corporation, its successors and assigns to be formed. 1.1.2. "Board of Directors" or "Board" shall mean the appointed or elected board of directors of the Association having its normal meaning under Washington law. 1.1.3. "Bylaws" shall refer to the duly adopted Bylaws of the Association. 1.1.4. "Common Areas" shall mean all real and personal property, including easements which the Association owns or leases or in which it otherwise holds possessory or use rights, all for the common use and enjoyment of the Owners including, without limitation, those areas and facilities described on attached EXHIBIT B. Coinrnon areas also include both Tract A Common Areas Easements 1, 2 and 3. 1.1.5. "Common Expenses" shall mean expenditures made by, or financial liabilities of, the Association which are related to the Common Areas and the general operation of the Association, including, without limitation, maintenance and repair of certain exterior portions of the residential improvements constructed on the Lots as provided herein, certain utilities and systems serving such improvements, landscaping maintenance for the Lots and allocations to reserves. 1.1.6. "Community" shall mean and refer to the Property described in EXHIBIT A, attached hereto, and all improvements to such Property including, without limitation, the townhomes constructed on the Lots. 1.1.7. "Community -Wide Standard" shall mean the standard of conduct, maintenance, or other activity as initially established by Declarant and as generally prevailing in the Community. Such standard may be more specifically determined by the Board of Directors. 1.1.8. "Declarant" shall mean and refer to 144th Street REO Partners, LLC, a New Mexico limited liability company, and its successors -in -title and assigns, provided, in the instrument of conveyance to any such successor -in -title or assign, such successor -in -title or assign is designated as the "Declarant" hereunder by the grantor of such conveyance, which grantor shall be the "Declarant" hereunder at the time of such conveyance; provided, further, upon designation of a successor Declarant, all rights of the former Declarant in and to such status as "Declarant" hereunder shall cease. 1.1.9. "Declarant Control Period" shall mean the period of time during which Declarant is entitled to appoint the members of the Board. The Declarant Control Period shall expire on the first to occur of the following: (a) when Declarant owns less than 4 Lots for development and/or sale in the Community; (b) when, in its sole discretion, Declarant so determines in a notice recorded in the real property records of King County, Washington. Osterly Park Townhomes Declaration page2 157 of 211 1.1.10. "Declaration" shall mean this Declaration of Covenants, Conditions, Restrictions and Easements for Osterly Park Townhomes, as it may be amended. 1.1.11. "Governing Documents" shall mean this Declaration, as it may be amended, the Articles of Incorporation and Bylaws of the Association and any rules and regulations adopted by the Association. 1.1.12. "Lot" shall mean any legally conveyable parcel of land within the Community, together with the improvements constructed thereon, which constitutes a residence, as shown on a plat recorded in the land records of King County, Washington. The ownership of each Lot shall include, and there shall pass with each Lot as an appurtenance thereto, whether or not separately described, all of the right, title and interest of an Owner in the Common Areas, which shall include, without limitation, membership in the Association. 1.1.13. "Mortgage" means any mortgage, deed of trust and any and all other similar instruments used for the purpose of encumbering real property in the Community as security for the payment or satisfaction of an obligation. 1.1.14. "Mortgagee" shall mean the holder of a Mortgage. 1.1.15. "Occupant" shall mean any Person occupying all or any portion of a residence or other property located within the Community for any period of time, regardless of whether such Person is a tenant or the Owner of such property. 1.1.16. "Owner" shall mean and refer to the record owner, whether one or more Persons, of the fee simple title to any Lot located within the Community, excluding, however, any Person holding such interest merely as security for the performance or satisfaction of any obligation. 1.1.17. "Person" means any natural person, as well as a corporation, joint venture, partnership (general or limited), association, trust, or other legal entity. 1.1.18. "Plat" means that certain subdivision of the Property more particularly described on the attached EXHIBIT A. 1.1.19. "Property" shall mean the real property described in EXHIBIT A attached hereto. 1.1.20. "Total Association Vote" means all of the votes attributable to members of the Association (including votes of Declarant), and the consent of Declarant so long as Declarant owns any Property for development and/or sale in the Community. Osterly Park Townhomes Declaration page3 158 of 211 1.1.21. "Townhome" shall mean and refer to any structure located on a Lot, which structure is designed and intended for use and occupancy as a residence by a single family. ARTICLE 2. PROPERTY SUBJECT TO THIS DECLARATION The Property which is, by the recording of this Declaration, subject to the covenants, conditions and restrictions hereafter set forth and which, by virtue of the recording of this Declaration, shall be held, transferred, sold, conveyed, used, occupied and mortgaged or otherwise encumbered subject to this Declaration is the real property described in EXHIBIT A, attached hereto and by reference made a part hereof. ARTICLE 3. ASSOCIATION 3.1. FORM OF ASSOCIATION. The Association shall be a non-profit corporation for red under the laws of the State of Washington; provided that from and after the formation of such non-profit corporation, the rights and duties of the members of such corporation shall continue to be governed by the provisions of this Declaration. 3.2. MEMBERSHIP. 3.2.1. Qualification. Each Owner (including Declarant) shall be a member of the Association and shall be entitled to one membership for each Lot so owned; provided that if a Lot has been sold on contract, the contract purchaser shall exercise the rights of the Lot Owner for the purposes of the Association, this Declaration and the Bylaws, except as hereinafter limited, and shall be the voting representative unless otherwise specified. Ownership of a Lot shall be the sole qualification for membership in the Association. 3.2.2. Transfer. The Association membership of each Owner (including Declarant) shall be appurtenant to the Lot giving rise to such membership, and shall not be assigned, transferred, pledged, hypothecated, conveyed or alienated in any way except upon transfer of the title to said Lot, and then only to the transferee of title to such Lot. Any attempt to make a prohibited transfer shall be void. Any transfer of title to a Lot shall operate automatically to transfer the membership in the Association to the new Owner of such Lot. 3.3. VOTING. 3.3.1. Number of Votes. The Association shall have two classes of voting membership: Osterly Park Townhomes Declaration page4 159 of 211 (a) Class A. Class A members shall be all Owners with the exception of Declarant. Each Owner shall be entitled to one vote for each Lot owned. (b) Class B. The Class B member shall be the Declarant who shall be entitled to three (3) votes for each Lot owned. The Class B membership shall cease and be converted to Class A membership upon expiration of the Declarant Control Period. 3.3.2. Voting Owner. There shall be one (1) voting representative of each Lot. Declarant shall be considered an "Owner" and shall be the voting representative with respect to any Lot owned by Declarant. If a person (including Declarant) owns more than one Lot, the person shall have the votes for each Lot owned. The voting representative shall be designated by the Owner but need not be an Owner. The designation shall be revocable at any time by actual notice to the Association from a party having an ownership interest in a Lot, or by actual notice to the Association of the death or judicially declared incompetency of any person with an ownership interest in the Lot. This power of designation and revocation may be exercised by the guardian of an Owner, and the administrators or executors of an Owner's estate. Where no designation is made, or where a designation has been made but is revoked and no new designation has been made, the voting representative of each Lot shall be the group composed of all of its Owners. 3.3.3. Joint Owner Disputes. The vote of a Lot must be cast as a single vote, and fractional votes shall not be allowed. In the event that joint Owners are unable to agree among themselves as to how their votes shall be cast, they shall lose their right to vote on the matter in question. In the event more than one vote is cast for a particular Lot, none of said votes shall be counted and said votes shall be deemed void. 3.3.4. Pledged Votes. If an Owner is in default under a first Mortgage on a Lot for ninety (90) consecutive days or more, the Mortgagee shall automatically be authorized to declare at any time thereafter that the Owner has pledged his or her vote on all issues to the Mortgagee during the continuation of the default. If the Association has been notified of any such pledge to a Mortgagee, or in the event the record Owner or Owners have otherwise pledged their vote regarding special matters to a Mortgagee under a fully recorded mortgage, or to the vendor under a duly recorded real estate contract, only the vote of such Mortgagee or vendor will be recognized in regard to the special matters upon which the vote is so pledged, if a copy of the instrument with this pledge has been filed with the Association. Amendments to this Section shall only be effective upon the written consent of all of the voting Owners and their respective Mortgagees and vendors, if any. Osterly Park Townhomes Declaration pages 160 of 211 3.4. MEETINGS, AUDITS, NOTICES OF MEETINGS. 3.4.1. Annual Meetings, Audits. There shall be an annual meeting of the Owners in the first quarter of each calendar year, or such other fiscal year as may be adopted by the Association, at such reasonable place and time as may be designated by written notice of the Association delivered to the Owners no less than fourteen (14) nor more than sixty (60) days prior to the date fixed for said meeting. At the annual meeting, there shall be presented a report of the itemized receipts and disbursements for the preceding fiscal year, and allocation thereof to each Owner, and the estimated expenses, if any, for the Association for the coming fiscal year. Any Owner, at the Owner's own expense, may at any reasonable time make an audit of the books of the Association. 3.4.2. Special Meetings. Special meetings of the Owners may be called at any time for the purpose of considering matters which by the terms of this Declaration require the approval of all or some of the Owners, or for any other reasonable purpose. Such meeting shall be called by the petition of Owners holding not less than 10% of the Class A votes or as otherwise provided in the Bylaws. Such notice shall be delivered not less than fourteen (14) nor more than sixty (60) days prior to the date fixed for said meeting. The notice shall specify the date, time and place of the meeting and, in general, the matters to be considered. 3.4.3. Quorum Requirements for Association Meeting. At all meetings of the Owners, 25% of the Owners present in person or by proxy shall constitute a quorum. A majority of Owners present and entitled to vote, either in person or by proxy, shall be sufficient for the passage of any motion or the adoption of any resolution, except in connection with amendment or repeal of this Declaration. If the required quorum is not present, another meeting may be called subject to the requirement of written notice sent to all members at least ten (10) days in advance of such meeting. In the absence of a quorum of a members' meeting, a majority of those present in person or by proxy may adjourn the meeting to another time but may not transact any other business. An adjournment for lack of a quorum shall be to a date not less than five (5) nor more than thirty (30) days from the original meeting date. 3.5. BYLAWS OF ASSOCIATION. 3.5.1. Adoption of Bylaws. Bylaws for the administration of the Association and the Property, and for other purposes not inconsistent with the intent of this Declaration shall be adopted by the Declarant as the original Owner of the Lots. Subsequent amendments may be adopted by the Association as provided therein. 3.5.2. Bylaws Provisions. The Bylaws shall contain provisions substantially as provided for in this Article 3 and in Article 4, and may contain supplementary, not inconsistent, provisions regarding the operation and administration of the Property. The Bylaws shall establish the provisions for quorum, ordering of Osterly Park Townhomes Declaration page6 161 of 211 meetings, and details regarding the giving of notices as may be required for the proper administration of the Association and the Community. ARTICLE 4. MANAGEMENT OF THE ASSOCIATION 4.1. INTERIM BOARD OF DIRECTORS. Until expiration of the Declarant Control Period, the affairs of the Association shall be governed by a board of three (3) directors (who need not be Lot Owners) named by Declarant from time to time or as otherwise provided in the Bylaws. 4.2. MANAGEMENT BY ELECTED BOARD OF DIRECTORS. Upon expiration of the Declarant Control Period, administrative power and authority shall vest in a board of three (3) directors elected from among the Owners. The Board may delegate all or any portion of its administrative duties to a manager, managing agent, or officer of the Association. All Board positions shall be open for election at said organizational meeting. The Board shall elect from among its members, a president (who shall preside over meetings of the Board and the meetings of the Association), a secretary and a treasurer, all of which officers shall have such duties and powers as may be specified by the Board from time to time. 4.3. AUTHORITY AND DUTIES OF THE BOARD. The Board, for the benefit of the Community and the Owners, shall enforce the provisions of this Declaration, shall have all powers and authority permitted to the Board under this Declaration, and shall acquire and shall pay for out of the Common Expense fund hereinafter provided for, all goods and services requisite for the proper functioning of the Community. Without limitation, the Board shall have the following powers and authority: 4.3.1. Assessments. The establishment and collection of Assessments pursuant to Article 5 of this Declaration. 4.3.2. Services. Obtaining the services of persons or firms as required to properly manage the affairs of the Community to the extent deemed advisable by the Board, including legal and accounting services, property management services, as well as such other personnel as the Board shall determine are necessary or proper for the operation of the Community. 4.3.3. Utilities. Obtaining all utility services (i) commonly metered (if any) for the Townhomes and providing for the submetering of such utilities for payment by the Owners where applicable and (ii) as necessary for the Common Area utilities, landscape irrigation, and lighting. 4.3.4. Insurance. Obtaining and paying for policies of insurance or bonds as provided by this Declaration. ()cterly Park Tnwnhnntec Declaration 162 of 211 4.3.5. Maintenance/Repair. Performing and paying for maintenance, repair, replacement of Common Areas and Exterior Maintenance. 4.4. BOARD ORGANIZATION AND OPERATION. 4.4.1. Election of Board of Directors and Terms of Office. Upon expiration of the Declarant Control Period, the Owners shall elect two (2) Directors for two (2) year terms and one (1) Director for a one (1) year term to assure that the expiration dates for the term of the Board members are staggered. Thereafter, all Directors shall be elected for two (2) year terms. 4.4.2. Vacancies. Vacancies in the Board caused by any reason other than the removal of a Board member by a vote of the Association shall be filled by vote of the majority of the remaining Board members, even though they may constitute less than a quorum; and each person so elected shall be a Board member until a successor is elected at the next annual meeting of the Association. 4.4.3. Removal of Board Members. At any regular meeting or at any special meeting called for that purpose, any one or more of the Board members may be removed with or without cause, by a majority of all of the Owners, and a successor may then and there be elected to fill the vacancy thus created. Any Board member whose removal has been so proposed by the Owners shall be given an opportunity to be heard at the meeting. Notwithstanding the above, until the organizational meeting, only Declarant shall have the right to remove a Board member. 4.4.4. Organizational Meeting. The first meeting of a newly elected Board shall be held immediately following the annual organizational meeting of the Association, and no notice shall be necessary to the newly elected Board members in order legally to constitute such meeting. 4.4.5. Regular Meeting. Regular meetings of the Board may be held at such time and place as shall be determined, from time to time, by a majority of the Board members, but at least two such meetings shall be held during each fiscal year and one such meeting shall be held immediately following the annual meeting of Owners. Notice of regular meetings of the Board shall be given to each Board member as and when provided in the Bylaws. 4.4.6. Special Meetings. Special meetings of the Board may he called by the President or at least two Board members with notice given to each Board member as and when provided in the Bylaws. 4.5. PROFESSIONAL MANAGEMENT. Any contract with a professional manager for the Community (i) shall have a term no longer than one (1) year, (ii) may be renewed by agreement of the Association and the manager for successive one (1) year Osterly Park Townhomes Declaration page8 163 of 211 periods and (iii) shall require the manager to carry insurance as deemed appropriate by the Board. ARTICLE 5 ASSOCIATION FINANCES 5.1. BUDGETING AND ALLOCATING COMMON EXPENSES. At least sixty (60) days before the beginning of each fiscal year, the Board shall prepare a budget of the estimated Common Expenses for the coming year, including any contributions to be made to a reserve fund. The budget shall reflect the sources and estimated amounts of funds to cover such expenses, which may include any surplus to be applied from prior years, any income expected from sources other than assessments levied against the Lots, and the amount to be generated through the levy of Base Assessments and Special Assessments against the Lots. 5.1.1. The Association is hereby authorized to levy Base Assessments equally against all Lots subject to assessment hereunder to fund the Common Expenses. In determining the Base Assessment rate per Lot, the Board may consider any assessment income expected to be generated from any additional Lots reasonably anticipated to become subject to assessment during the fiscal year. Notwithstanding this Section, it is understood that Mengstab Tzegai and/or his successors and/or assigns shall be permanently exempt from any Associations, costs, charges, assessments, maintenance, or any other financial obligations to the Association in exchange for his contribution of land to the tract. 5.1.2. Declarant may, but shall not be obligated to, reduce the Base Assessment for any fiscal year by payment of a subsidy, which may be either a contribution, an advance against future assessments due from Declarant, or a loan, in Declarant's discretion. Any such subsidy shall be disclosed as a line item in the income portion of the budget. Payment of such subsidy in any year shall not obligate Declarant to continue payment of such subsidy in future years, unless otherwise provided in a written agreement between the Association and Declarant. 5.1.3. Within thirty (30) days after the adoption of a final budget by the Board, the Board shall send to each Owner a copy of the final budget, notice of the amount of the Base Assessment to be levied pursuant to such budget, and notice of a meeting to consider ratification of the budget. Such meeting shall be held not less than fourteen (14) nor more than sixty (60) days from the mailing of such materials. The budget and assessment shall be ratified unless disapproved at a meeting by Members representing at least 51% of the Total Association Vote. Such ratification shall be effective whether or not a quorum is present. 5.1.4. If any proposed budget is disapproved or the Board fails for any reason to determine the budget for any year, then the budget most recently in effect shall continue in effect until a new budget is determined. 5.1.5. The Board may revise the budget and adjust the Base Assessment Osterly Park Townhomes Declaration page9 164 of 211 Members to disapprove the revised budget as set forth above. Osterly Park Townhomes Declaration page 165 of 211 5.2. BUDGETING FOR RESERVES. The Board shall prepare and periodically review a reserve budget for the Common Areas and for Exterior Maintenance requirements. The reserve budget shall take into account the number and nature of replaceable assets, the expected life of each asset and the expected repair or replacement cost. The Board shall include in the budget, a capital contribution to fund reserves in an amount sufficient to meet the projected need with respect both to amount and timing. 5.3. SPECIAL ASSESSMENTS. In addition to other authorized assessments, the Association may levy Special Assessments to cover unbudgeted expenses or expenses in excess of those budgeted. Except as otherwise specifically provided in this Declaration, any Special Assessment shall require the affirmative vote or written consent of Owners representing more than 50% of the Total Association Vote. Special Assessments shall be payable in such manner and at such times as determined by the Board, and may be payable in installments extending beyond the fiscal year in which the Special Assessment is approved. 5.4. SPECIFIC ASSESSMENTS. The Association shall have the power to levy Specific Assessments against a particular Lot as follows: (a) to cover the costs, including overhead and administrative costs, of providing services to Lots upon request of an Owner pursuant to any menu of special services which may be offered by the Association. Specific Assessments for special services may be levied in advance of the provision of the requested service; and (b) to cover costs incurred in bringing the Lot into compliance with the Governing Documents, or costs incurred as a consequence of the conduct of the Owner or occupants of the Lot, their agents, contractors, employees, licensees, invitees, or guests, including any such costs related to maintenance, repair or replacement of the exteriors of improvements or of utilities or other systems serving such improvements; provided, the Board shall give the Lot Owner prior written notice and an opportunity for a hearing, in accordance with the Bylaws, before levying any Specific Assessment under this subsection (b). 5.5. AUTHORITY TO ASSESS OWNERS. Declarant hereby establishes and the Association is hereby authorized to levy assessments as provided for in this Article and elsewhere in this Declaration. The obligation to pay assessments shall commence as to each Lot, after the Board first determines a budget and levies assessments, and after the Lot is first conveyed to an Owner by Declarant. The first annual Base Assessment levied on each Lot shall be adjusted according to the number of months remaining in the fiscal year at the time assessments commence on the Lot. 5.6. TIME OF PAYMENT. Assessments shall be paid in such manner and on such dates as the Board may establish. The Board may require advance payment of assessments at closing of the transfer of title to a Lot and impose special requirements for Owners with a history of delinquent payment. If the Board so elects, annual assessments Osterly Park Townhomes Declaration page 11 166 of 211 may be paid in monthly or quarterly installments. If any Owner is delinquent in paying any assessments or other charges levied on the Owner's Lot, the Board may require the outstanding balance on all assessments to be paid in full immediately. 5.7. OBLIGATION FOR ASSESSMENTS. 5.7.1. Personal Obligation. Each Owner, by accepting a deed or entering into a recorded contract of sale for any portion of the Property, is deemed to covenant and agree to pay all assessments authorized herein. All assessments, together with interest (computed from its due date at a rate of 12% per annum or such higher rate as the Board may establish, subject to the limitations of Washington law), late charges as determined by Board resolution, costs and reasonable attorneys' fees, shall be the personal obligation of each Owner and a lien upon each Lot until paid in full. Upon a transfer of title to a Lot, the grantee shall be jointly and severally liable for any assessments and other charges due at the time of conveyance. (a) Failure of the Board to fix assessment amounts or rates or to deliver or mail each Owner an assessment notice shall not be deemed a waiver, modification, or a release of any Owner from the obligation to pay assessments. In such event, each Owner shall continue to pay Base Assessments on the same basis as during the last year for which an assessment was made, if any, until a new assessment is levied, at which time the Association may retroactively assess any shortfalls in collections. (b) No Owner is exempt from liability for assessments by non- use of Common Areas, abandonment of the Owner's Lot, or any other means. The obligation to pay assessments is a separate and independent covenant on the part of each Owner. No diminution or abatement of assessments or setoff shall be claimed or allowed for any alleged failure of the Association or Board to take some action or perform some function required of it, or for inconvenience or discomfort arising from the making of repairs or improvements, or from any other action it takes. (c) Upon written request, the Association shall furnish to any Owner liable for any type of assessment a certificate in writing signed by an Association officer setting forth whether such assessment has been paid. Such certificate shall be conclusive evidence of payment. The Association may require the advance payment of a reasonable processing fee for the issuance of such certificate. 5.7.2. Declarant's Option to Fund Budget Deficits. During the Declarant Control Period, Declarant may satisfy its obligation for assessments, if any, on Lots which it owns either by paying such assessments in the same manner as any other Owner or by paying the difference between the amount of assessments levied on all other Lots subject to assessment and• the amount of actual expenditures by the Association Osterly Park Townhomes Declaration Pagel G 167 of 211 during the fiscal year. Unless Declarant otherwise notifies the Board in writing at least sixty (60) days before the beginning of each fiscal year, Declarant shall be deemed to have elected to continue paying on the same basis as during the immediately preceding fiscal year. Regardless of Declarant's election, Declarant's obligations hereunder may be satisfied in the form of cash or by "in kind" contributions of services or materials, or by a combination of these. After termination of the Declarant Control Period, Declarant shall pay assessments on its unsold Lots in the same manner as any other Owner. 5.8. LIEN FOR ASSESSMENTS. The Association shall have a lien against each Lot to secure payment of delinquent assessments, as well as interest, late charges (subject to the limitations of Washington law) and costs of collection (including attorneys' fees). Such lien shall be superior to all other liens, except (a) the liens of all taxes, bonds, assessments and other levies which by law would be superior and (b) the lien or charge of any recorded first Mortgage (meaning any recorded Mortgage with first priority over other Mortgages) made in good faith and for value. Such lien, when delinquent, may be enforced by suit, judgment and judicial or non judicial foreclosure. 5.8.1. The Association may bid for the Lot at the foreclosure sale and acquire, hold, lease, mortgage and convey the Lot. While a Lot is owned by the Association following foreclosure: (a) no right to vote shall be exercised on its behalf; (b) no assessment shall be levied on it; and (c) each other Lot shall be charged, in addition to its usual assessment, its pro rata share of the assessment that would have been charged such Lot had it not been acquired by the Association. The Association may sue for unpaid assessments and other charges authorized hereunder without foreclosing or waiving the lien securing the same. 5.8.2. Sale or transfer of any Lot shall not affect the assessment lien or relieve such Lot from the lien for any subsequent assessments. However, the sale or transfer of any Lot pursuant to foreclosure of the first Mortgage shall extinguish the lien as to any installments of such assessments due prior to the Mortgagee's foreclosure. The subsequent Owner to the foreclosed Lot shall not be personally liable for assessments on such Lot due prior to such acquisition of title. Such unpaid assessments shall be deemed to be Common Expenses collectible from Owners of all Lots subject to assessment under Section 4.6, including such acquirer, its successors and assigns. 5.9. EXEMPT PROPERTY. The following property shall be exempt from payment of Base Assessments and Special Assessments: (a) Any property dedicated or conveyed to and accepted by any governmental entity or public utility; and (b) Property owned by the Association for the common use and enjoyment of such Associations' members. 5.10. CAPITALIZATION OF ASSOCIATION. Upon acquisition of record title to a Lot by the first Owner thereof other than Declarant, a contribution shall be made by or on Osterly Park Townhomes Declaration page 12 168 of 211 behalf of the purchaser to the working capital of the Association in an amount equal to one -sixth of the annual Base Assessment per Lot for that year. This amount shall be in addition to, not in lieu of, the annual Base Assessment and shall not be considered an advance payment of such assessment. This amount shall be deposited into the purchase and sales escrow and disbursed therefrom to the Association for use in covering operating expenses and other expenses incurred by the Association pursuant to this Declaration and the Bylaws. ARTICLE 6 MAINTENANCE; CONVEYANCE OF COMMON AREAS TO ASSOCIATION 6.1. ASSOCIATION'S RESPONSIBILITY FOR COMMON AREAS. The Association shall maintain and keep in good repair the Common Areas. This maintenance shall include, without limitation, maintenance, repair and replacement of all landscaping including the maintenance of the irrigation system and improvements (WaterDistrict 125)situated on the Common Areas. Common areas include Tract A, and Common Easement 1, 2, and 3 6.1.1 ASSOCIATION'S RESPONSIBILITY FOR STORM DRAINAGE SYSTEM. The storm drainage system was installed under Public Works permit number PW and should be maintained to the current Operations and Maintenance Standards of the City of Tukwila. 6.2.1. Unless and until the Owners vote in favor of the Association providing such painting and roofing as part of the Exterior Maintenance, each Owner shall remain responsible for such maintenance on the Owner's Townhome. 6.2.2. No Owner may modify the exterior of their Townhome or the screens, doors, awnings or other portions of their Townhome visible from outside the Townhome without the prior written consent of the Board or in accordance with the rules and regulations of the Association. In particular, except as otherwise provided by law, no solar panel, radio or television antenna, satellite dish or other appliance may be installed on the exterior of a Townhome without the prior written consent of the Board which shall not be unreasonably withheld. The Owners shall not repaint, reroof or replace the glass or screens in the windows or doors of their Townhomes except with materials of similar color and quality to those originally installed or as otherwise approved pursuant to Section 7.3. 6.2.3. Exterior Maintenance shall be perfoliiied at such time as the Board considers necessary to preserve and protect the appearance and condition of the Townhomes within the Community. Osterly Park Townhomes Declaration page 13 169 of 211 6.3. OTHER ASSOCIATION MAINTENANCE PROVISIONS. 6.3.1. The Association shall have the right, but not the obligation, to maintain other property not owned by the Association, whether within or without the Community, where the Board has determined that such maintenance would benefit all Owners. Without limitation, such maintenance may include portions of any Lot that contribute to the overall appearance of the entrance to the Community or otherwise as reasonably determined by the Board. 6.3.2. In the event that the Association determines that the need for maintenance, repair, or replacement, which is the responsibility of the Association hereunder, is caused through the willful or negligent act of an Owner, or the family, guests, lessees or invitees of any Owner, and is not covered or paid for by insurance, in whole or in part, then the Association may perform such maintenance, repair or replacement at such Owner's sole cost and expense, and all costs thereof shall be added to and become a part of the assessment to which such Owner is subject and shall become a lien against the Lot of such Owner. 6.3.3. All maintenance undertaken by the Association shall be performed consistent with the Community -Wide Standard. 6.4. OWNER'S RESPONSIBILITY. Except for the Exterior Maintenance undertaken by the Association pursuant to Section 6.2 above, each Owner is responsible for maintenance, repair and replacement of the Owner's Townhome, any portions of the Lot or improvements thereon not made subject to maintenance, repair and replacement by the Association herein. Each Owner shall, at the Owner's sole expense, keep the interior of the Owner's Townhome and its equipment, appliances and appurtenances in a clean and sanitary condition, free of rodents and pests, and good order, condition and repair and shall do all redecorating and painting at anytime necessary to maintain the good appearance and condition of the Townhome. 6.4.1. In the event that the Board of Directors of the Association determines that any Owner has failed or refused to discharge properly any of such Owner's obligations with regard to the maintenance, repair, or replacement of items for which such Owner is responsible hereunder, the Association shall, except in an emergency situation, give the Owner written notice of the Association's intent to provide such necessary maintenance, repair or replacement at the Owner's sole cost and expense. The notice shall set forth with reasonable particularity the maintenance, repairs, or replacement deemed necessary. 6.4.2. The Owner shall have ten (10) days after receipt of such notice within which to complete such maintenance, repair or replacement, or, in the event that such maintenance, repair or replacement is not capable of completion within a ten (10) day period, to commence such work which shall be completed within a reasonable time. If any Owner does not comply with the provisions hereof, the Association may provide Osterly Park Townhomes Declaration page 14 170 of 211 any such maintenance, repair or replacement at such Owner's sole cost and expense, and all costs shall be added to and become a part of the assessment to which such Owner is subject and shall become a lien against the Lot. 6.4.3 MAINTENANCE OF SHARED DRIVEWAYS. Each unit owner shall pay an equal pro rata share of driveway maintenance and repair expenses for the driveway specific to that unit owner. It is anticipated that every two buildings or (4) units shall each share a driveway so there will be two shared driveways for the initial (8) units and so on. Therefore, each unit owner shall be responsible for 25% of the expense(s) related to the maintenance and repair of each shared driveway specific to or belonging to that unit owner. Driveways not shared by the unit owner shall be shared amongst the unit owners which share each specific driveway. 6.5. CONVEYANCE OF COMMON AREAS BY DECLARANT TO ASSOCIATION. Declarant may transfer or convey to the Association any personal property and any improved or unimproved real property, leasehold, easement, or other property interest. Such conveyance shall be accepted by the Association, and the property shall thereafter be Common Areas to be maintained by the Association for the benefit of all or a part of its Members. ARTICLE 7 USE RESTRICTIONS AND RULES 7.1. GENERAL. The Board may, from time to time, without consent of the Members, promulgate, modify or delete other use restrictions and rules and regulations applicable to the Community so long as any such restrictions, rule or regulation is not contrary to the terms of this Declaration. Such use restrictions and rules shall be distributed to all Owners and Occupants prior to the date that they are to become effective and shall thereafter be binding upon all Owners and Occupants until and unless overruled, canceled or modified in a regular or special meeting by a majority of the Total Association Vote. 7.2. RESIDENTIAL USE. All Lots shall be used for residential purposes exclusively. No business or business activity shall be carried on, in or upon any Lot at any time except that an Owner or occupant of a Lot may conduct business activities within the Lot so long as: (a) the existence or operation of the business activity is not apparent or detectable by sight, sound, or smell from outside the Lot; (b) the business activity conforms to all zoning requirements; (c) the business activity does not involve regular visitation of the Lot by clients, customers, suppliers, or other business invitees or door-to-door solicitation of residents of the Community; and (d) the business activity is consistent with the residential character of the Community and does not constitute a nuisance, or a hazardous or offensive use, or threaten the security or safety of other residents of the Community, as may be determined in the Board's sole discretion. This Section 7.2 shall not apply to any activity conducted by the Declarant or a builder approved by the Declarant with respect to its development and sale of any Lot. 7.3. ARCHITECTURAL STANDARDS. All Townhomes and other structures (including, without limitations, concrete or masonry walls, rockeries, fences or other structures) to be constructed within the Community, and all exterior alterations and repairs (including, but not limited to, reroofing or repainting) of any Townhomes or other structures on the Property must be approved by an Architectural Review Committee ("ARC") composed of three or more Owners designated from time to time in writing by the Board; provided, that so long as Declarant owns any Lots within the Community, Declarant at its option may exercise all of the rights and powers of the ARC under this Osterly Park Townhomes Declaration pagel5 171 of 211 Section 7.3 including without limitation the appointment of members of the ARC. Complete plans and specifications of all proposed buildings, structures, and exterior alterations and repairs together with detailed plans showing the proposed location of the same on the particular Lot and other data requested by the ARC, shall be submitted to the ARC before construction, alteration or repair is started. This project was subject to City of Tukwila design review under permit numbers L08-076 and L12-005. Any major changes to the development shall be reviewed by the City. 7.3.1. The ARC will review submittals as to the quality of workmanship and materials planned and for conformity and harmony of the external design with proposed or existing structures on neighborhood residential Lots or building sites, and as to location of the building with respect to topography, finish grade elevation and building setback restrictions. 7.3.2. In the event the ARC fails to approve or disapprove such design and location within 30 days after said plans and specifications have been submitted to it, such approval will not be required. 7.3.3. All plans and specifications for approval by the ARC must be submitted in duplicate at least 30 days prior to the proposed construction or exterior alteration or repair starting date. The maximum height of any building shall be established by the ARC as part of the plan approval and shall be given in writing together with the approval. 7.3.4. The ARC may require that said plans or specifications shall be prepared by an architect or a competent house designer, approved by the ARC. One complete set of said plans and specifications shall in each case be delivered to and permanently left with the ARC. All buildings or structures shall be erected or constructed, and all exterior alterations or repairs made, by a contractor, house builder or other person or entity approved by the ARC. The ARC shall have the right to refuse to approve any design, plan or color for such improvements, construction, or exterior alteration or repair visible from a public street, Common Area or other Lot which is not suitable or desirable, in the ARC's reasonable opinion, aesthetic or otherwise. 7.3.5. In so passing upon such design, the ARC shall have the right to take into consideration the suitability of the proposed building or other structure, the material of which it is to be built, the exterior color scheme, the site upon which it is to be erected, the harmony thereof with the surroundings, and the effect or impairment that said structures will have on the view or outlook of surrounding building sites, and any and all factors, which, in the ARC's opinion, shall affect the desirability or suitability of such proposed structure, improvements, or exterior alteration or repair. 7.3.6. The ARC shall have the right to disapprove the design or installation any recreational structure or equipment, in the ARC's reasonable opinion, aesthetic or otherwise. In so passing upon such design or proposed installation, the ARC shall have the right to take into consideration the visual impact of the structure and the noise impact of the related activities upon all of the Lots Osterly Park Townhomes Declaration page 16 172 of 211 located in close proximity. Any enclosure or cover used in connection with such a recreational structure or equipment, whether temporary, collapsible, seasonal, or whatever, shall be treated as a permanent structure for the purpose of these covenants, and shall be subject to all the conditions, restrictions, and requirements as set forth herein for all buildings and structures. 7.3.7. The ARC shall have the right to require, at Owner's expense, the trimming (or, if deemed necessary by the ARC, removal) of any tree, hedge, or shrub on a Lot which the ARC determines is unreasonably blocking or interfering with the view or access to sunlight or another Lot. 7.3.8. Notwithstanding any provision contained in this Article, under no circumstance shall the ARC approve any action to construct, alter, restore or repair any structure, improvement, landscape, etc., which would be contrary to any condition of approval of the Plat of Osterly Park Townhomes as set forth under City of Tukwila subdivision file for the Plat. 7.3.9. Declarant (including any successor in interest to Declarant's status as Declarant) shall not be subject to the restrictions on this Section 7.3 as to any Lot owned by the Declarant. 7.4. SIGNS. Except as otherwise provided by RCW 64.38.034, no sign of any kind shall be erected by an Owner or Occupant within the Community without the prior written consent of the Board. Notwithstanding the foregoing, the Board and the Declarant shall have the right to erect reasonable and appropriate signs. "For Sale" and "For Rent" signs and security signs consistent with the Community -Wide Standard and any signs required by legal proceedings may be erected upon any Lot. The provisions of this Section shall not apply to any Person holding a Mortgage who becomes the Owner of any Lot as purchaser at a judicial or foreclosure sale conducted with respect to a first Mortgage or as transferee pursuant to any proceeding in lieu thereof. 7.5. OCCUPANTS BOUND. All provisions of the Governing Documents which govern the conduct of Owners and which provide for sanctions against Owners shall also apply to all Occupants even though Occupants are not specifically mentioned. Fines may be levied against Owners or Occupants. If a fine is first levied against an Occupant and is not paid timely, the fine may then be levied against the Owner. 7.6. NUISANCE. Except for the exterior maintenance responsibilities of the Association, it shall be the responsibility of each Owner and Occupant to prevent the development of any unclean, unhealthy, unsightly or unkempt condition on his or her Lot. No property within the Community shall be used, in whole or in part, for the storage of any property or thing that will cause such Lot to appear to be in an unclean or untidy condition or that will be obnoxious to the eye; nor shall any substance, thing or material be kept that will emit foul or obnoxious odors or that will cause any noise or other condition that will or might disturb the peace, quiet, safety, comfort or serenity of the Osterly Park Townhomes Declaration page 17 173 of 211 occupants of surrounding property. No noxious or offensive activity shall be carried on within the Community, nor shall anything be done tending to cause embarrassment, discomfort, annoyance, or nuisance to any Person using any property within the Community. No plant or animal or device or thing of any sort shall be kept on any Lot whose activities or existence in any way is noxious, dangerous, unsightly, unpleasant or of a nature as may diminish or destroy the enjoyment of the Community. Without limiting the generality of the foregoing, no speaker, horn, whistle, siren, bell, amplifier or other sound device, except such devices as may be used exclusively for security purposes, shall be located, installed or maintained upon the exterior of any Lot unless required by law. 7.7. SUBDIVISION OF LOT. No Lot shall be subdivided or its boundary lines changed except with the prior written approval of the Board. Declarant, however, hereby expressly reserves the right to replat any Lot or Lots owned by Declarant. Any such division, boundary line change or replatting shall not be in violation of the applicable subdivision and zoning regulations. 7.8. FENCES. Except as originally installed by Declarant, no fence or fencing type barrier of any kind shall be placed, erected, allowed or maintained upon any portion of the Community, including any Lot, without the prior written consent of the ARC. 7.9. AIR-CONDITIONING UNITS. Except as may be permitted by the ARC, no air-conditioning units may be installed. Installation of any permitted air-conditioning unit shall be performed by a professional air-conditioning contractor licensed and bonded in the State of Washington. 7.10. LIGHTING. Except as may be permitted by the ARC, exterior lighting visible from the street shall not be pei mined except for (a) approved lighting as originally installed on a Lot or (b) seasonal decorative lights, subject to such restrictions as may be established by the Board. Common payment and maintenance shall be shared equally. Lighting hours of operation will be from 9pm to 6am. 7.11. MAILBOXES. All mailboxes serving the Lots shall be clustered in a kiosk style as originally installed by Declarant or as otherwise approved by the ARC. 7.12. PARKING. Unless kept within a garage, no inoperable vehicle, recreational vehicle, house trailer, mobile home, boat, trailer or commercial vehicle shall be parked within the Community overnight. In addition, no parking shall be allowed on the private streets within the Community at anytime, except within on -street guest parking spaces as shown on the Plat of Osterly Park Townhomes. Guest parking spaces are reserved for guests visiting an occupant or owner of a residence in the Osterly Park Townhomes; no owner or occupant of any townhome may park in the guest parking spaces. Guests shall be limited to a maximum parking time per space of 24 hours. 7.12(a) 6 of the 7 parking spaces on S 144th Lane are for use of the 23 townhome units. The most easterly 7th parking space is assigned to 1V1engstab Tzegai and/or his successors and/or assigns for use by him or his tenants. In addition, the 2 174 of 211 parking spaces on his lot are private andare not to be used by the Association or the Lot owners. Mengstab Tzegai and his sucessors, assigns, and tenants shall have ingress egress access to his parking spaces within the Common Access Tract. 7.13. PETS. No more than two (2) household pets may be kept on a Lot at anytime and then only when in compliance with rules and regulations adopted by the Board. The Board may at anytime require the removal of any such pet that it concludes is disturbing any other Owner through noise or other behavior. The Board may exercise Osterly Park Townhomes Declaration page 19 175 of 211 this authority with regard to specific pets even though other pets are permitted to remain on the Property. 7.14. GARBAGE. Owners shall regularly dispose of their garbage and other debris in containers designed for such purpose. Such containers shall be kept in the Owner's garage until the day designated for pickup. Disposal of garbage and recycling of materials shall be subject to such rules and regulations as may be adopted by the Association. 7.15. EXTERIOR SECURITY DEVICES. No exterior security devices, including, without limitation, window bars, shall be permitted on any Lot. Signs placed on the Lot or the exterior of the residence stating that such residence is protected by a security system shall not be deemed to constitute an exterior security device. 7.16. EXTERIOR AREAS OF LOTS. The exterior areas of Lots (i.e., any area outside the Townhome built on any Lot) are generally restricted to use for landscaping; provided, however, that an Owner may keep typical patio furniture and one barbeque on the exterior of the Owner's Lot so long as any such furniture or equipment is clean and in good working order. In no event shall an Owner keep or maintain a hot tub, spa, pool or similar facility on the exterior of the Owner's Lot. Similarly, no lawn statuary, basketball hoops or similar play equipment shall be maintained on the exterior of any Lot. 7.17. LANDSCAPING. Except for plantings in pots on decks, porches or patios, no Owner shall alter the landscaping on the Owner's Lot without the express consent of the ARC. ARTICLE 8 INSURANCE 8.1. ASSOCIATION INSURANCE. The Association shall, subject to change by Board action on advice of the Association's insurance advisors, maintain at all times as an Association expense a policy or policies and bonds written by companies licensed to do business in Washington providing: 8.1.1. If and only if the Board, upon advice of its insurance advisors, determines it to be necessary in light of the limited nature of the Common Areas, property insurance covering the Common Areas with premiums being paid as a common expense of all Owners, protecting against fire and all other hazards normally covered by standard extended coverage endorsements and all other perils customarily covered for similar property, including those covered by the standard "all risk" endorsements, if available. If obtained, such insurance shall be in the amount of 100% of the current replacement cost of the Common Areas. The Association shall be named as the insured as trustee for the benefit of the Owners and Mortgagees, as their interests appear. 176 of 211 8.1.2. Liability insurance insuring the Board, the Association, Owners, Declarant, and any managing agent, with a "Severability of Interest Endorsement" or equivalent coverage that would preclude the insurer from denying the claim of an Owner because of the negligent acts of the Association or of another Owner, and shall cover liability of the insureds for property damage, bodily injury, and death of persons arising out of the operation, maintenance, and use of the Common Areas, and such other risks as are customarily covered with respect to residential projects of similar construction, location, and use. The limits of liability shall be in amounts generally required by Mortgagees for projects of similar construction, location and use, but shall be at least $1,000,000 combined single limit for bodily injury and property damage per occurrence and $2,000,000 general aggregate. 8.1.3. Workers' compensation insurance to the extent required by applicable laws. 8.1.4. A fidelity bond or insurance for any person who either handles or has responsibility for funds that the Association holds or administers, whether or not such person is compensated for services, naming the Association as the obligee and said bond or insurance should cover the maximum amount of funds to be handled at any time while the bond or insurance is in force and a minimum three months' assessments for all Unit Lots within the Community. If a professional manager is employed by the Association and such manager handles funds for the Association, the manager shall maintain the same coverage as the Association. 8.1.5. Such other insurance as the Association deems advisable; provided, that notwithstanding any other provisions herein, the Association shall continuously maintain in effect coverage meeting the insurance and fidelity bond requirements for similar projects established by Federal National Mortgage Association, Governmental National Mortgage Association, Federal Home Loan Mortgage Corporation, Federal Housing Authority, and Veterans Administration ("Secondary Market Agencies"), so long as any of them is a Mortgagee or Owner, except to the extent such coverage is not available or has been waived in writing by such agencies. 8.2. PAYMENT AND ENDORSEMENTS. Funds to cover the costs of insurance to be maintained by the Association shall be included in the Association's operation reserve account. The policies of insurance shall include endorsements as required by any Mortgagee or any Secondary Market Agency and all such insurance shall be continuously in effect. 8.3. OWNER'S INSURANCE. Each Owner shall continuously maintain in effect insurance with respect to such Owner's Unit Lot and the improvements constructed thereon covering such casualties and liabilities and meeting the insurance requirements as now or hereafter established by the Secondary Market Agencies so long as any such agencies are either a Mortgagee or an Owner of a Unit Lot, except to the extent such coverage is not available or has been waived in writing by such agencies. Upon request Osterly Park Townhomes Declaration page 21 177 of 211 by the Association, each Owner shall provide satisfactory written evidence that such insurance is being maintained and that all premiums therefore have been paid. If an Owner fails to obtain any required insurance or fails to pay the premium therefor, the Association may (but shall not be obligated to) obtain such insurance and/or make such payments for such Owner, and add the cost of such payments, as a specific assessment, to the normal assessment of such Owner. 8.4. RECONSTRUCTION. In the event of damage or destruction by fire or other casualty of any Unit Lot and improvement thereon, the Owner thereof shall repair or rebuild such damage or destroyed portions of the Unit Lot and improvements in a good workmanlike manner substantially the same as the original plans and specifications of said property in accordance with plans approved by the Association pursuant to Section 7.3. If the Owner refuses or fails to so repair or rebuild within thirty (30) days or such greater period as may be reasonably determined by the Board, the Association may perfonln such repair and rebuilding. The Owner must reimburse the Association for the amount actually expended for such repairs or reconstruction, and the Association shall have a lien securing such payment in the same manner provided for herein for assessments. ARTICLE 9 EASEMENTS 9.1. EASEMENTS FOR ENCROACHMENT AND OVERHANG. (a) There shall be an appurtenant easement for that portion of the roof of any improvements constructed on any Lot which overhangs an adjacent Lot or Lots to the extent the roof overhang was originally constructed by Declarant. This easement shall allow for the Owner of the benefited Lot to have temporary access to the servient Lot for maintenance, repair and replacement of such roof overhang so long as the benefited Lot Owner indemnifies and holds the servient Owner harmless from any damage to the servient Lot in connection with such maintenance, repair or replacement. (b) At some point in time there may be reciprocal appurtenant easements for encroachment and overhang as between adjacent Lots due to the unintentional placement or settling or shifting of the improvements constructed, reconstructed, or altered thereon (in accordance with the terms of this Declaration) to a distance of not more than five (5) feet, as measured from any point on the common boundary between each Lot and the adjacent portion of the Common Areas or as between adjacent Lots, as the case may be, along a line perpendicular to such boundary at such point. 9.2. EASEMENTS FOR USE AND ENJOYMENT. 9.2.1. Every Owner of a Lot shall have a right and easement of ingress and egress, use and enjoyment in and to the Common Areas which shall be appurtenant to and shall pass with the title to each Lot, subject to the right of the Association to establish 178 of 211 reasonable rules and regulations with regard to the operation, maintenance, repair and replacement of the Common Areas including its use and enjoyment by an Owner, and the Owner's family, tenants, guests and invitees. Without limitation, the Common Areas include those easements more particularly described aforementioned andhereinafter. 9.2.2. Any Owner may delegate such Owner's right of use and enjoyment in and to the Common Areas and facilities located thereon to the members of such Owner's family and to such Owner's tenants and guests and shall be deemed to have made a delegation of all such rights to the occupants of such Owner's Lot, if leased. 9.3. GRANT OF EASEMENT FOR UTILITIES. The following easements with regard to utilities serving the Community are hereby granted and declared by Declarant. 9.3.1. Declarant declares that electrical power wires, natural gas pipelines, cable wires, water pipelines and plumbing pipelines which provide services to the Lots were installed within the Townhomes at locations which are not clearly identified on any map or plan. Such wires, pipes and lines were installed between the floor or ceiling joists and/or in the party wall in accordance with applicable building and electrical codes. Declarant grants an easement for utility purposes over and across each Lot where each such wire, pipe and/or line currently lies in favor of the Lots served by such wires, pipes and/or lines. In the event any repair or replacement of any such wire, line or pipe is required by any Owner and such repair or replacement requires entry into another Owner's Townhome, the "Consenting Owner" (i.e., the Owner of the Lot which will be entered) agrees to grant reasonable rights of entry for such purposes and further grants such other Townhome Owner the right to make such repairs or replacements from within such Consenting Owner's Townhome, on condition that the Owner in need of such entry and such work pays the cost of such work and restores the Consenting Owner's Townhome to the same condition it was before such entry and work therein. This provision is intended to be interpreted in favor of the Consenting Owner who must grant entry for such purposes and shall be liberally interpreted to ensure that a Consenting Owner is not damaged by such work. 9.3.2. Declarant grants an easement for water, drainage pipes and related equipment which form a part of the drainage and retention system which services the property, electric power, cable, natural gas, telephone, over, under and across the Lots and Common Areas, as constructed, in favor of the utility suppliers serving the Community. The intent of this easement is to allow the suppliers of such utility services (and the Association with respect to the drainage and retention system) a reasonable right to access and right to make necessary repairs and replacement of component parts of the utility service systems. The Owners who benefit from any work in such utility easement area shall bear the cost of such repair and replacement and are obligated to restore the ground surface or the side of the structure to the same condition it was prior to such utility repair or replacement. Osterly Park Townhomes Declaration page 23 179 of 211 9.4. EASEMENT FOR ASSOCIATION'S ENTRY ON LOTS. The Association shall have the right, but shall not be obligated, to enter upon any Lot within the Community for emergency, security and safety reasons, which right may be exercised by the Association's manager, and all police officers, firefighters, ambulance personnel and similar emergency personnel in the performance of their respective duties. Except in an emergency situation, entry shall only be during reasonable hours and after notice to the Owner. This right of entry shall include the right of the Board to enter to cure any condition which may increase the possibility of a fire, slope erosion or other hazard in the event an Owner or Occupant fails or refuses to cure the condition upon request by the Board. 9.5. EASEMENT FOR MAINTENANCE. Declarant hereby expressly reserves a perpetual easement for the benefit of the Association across such portions of the Property (including Lots), determined in the sole discretion of the Association, as are necessary to allow for the Association's performance of Exterior Maintenance as set forth in Section 6.2 and all other work required under Article 6. Such maintenance shall be performed with a minimum of interference to the quiet enjoyment of Owner's property, reasonable steps shall be taken to protect such property, and damage shall be repaired by the Person causing the damage at its sole expense. 9.7. CONSTRUCTION AND SALE PERIOD EASEMENT. So long as Declarant owns any Property in the Community for development and/or sale, Declarant reserves a right of access across all Property for Declarant and any builder or developer approved by Declarant to maintain and carry on, upon such portion of the Property as Declarant may reasonably deem necessary, such facilities and activities as in the sole opinion of Declarant may be required, convenient or incidental to Declarant's and such builder's or developer's development, construction and sales activities related to Property subject to this Declaration, including, but without limitation: the right of access, ingress and egress for vehicular and pedestrian traffic and construction activities over, under, on or in the Community, including, without limitation, any Lot; the right to tie into any portion of the Community with driveways, parking areas and walkways; the right to tie into and/or otherwise connect and use (without a tap -on or any other fee for so doing), replace, 180 of 211 relocate, maintain and repair any device which provides utility or similar services including, without limitation, electrical, telephone, natural gas, water, sewer and drainage lines and facilities constructed or installed in, on, under and/or over the Community; the right to carry on sales and promotional activities in the Community; and the right to operate model residences and a sales office for the Community. 9.8. EASEMENTS FOR VEHICULAR ACCESS. Declarant hereby declares that that the Owners of the following Lots shall have the following easements for vehicular and pedestrian access: 9.8.1. Lots [1J, [2}, {5} and [6) are hereby declared to have a non-- exclusive easement for vehicular and pedestrian ingress and egress, and for all other functions normally associated with a driveway, over, under and across that certain portion of Lots [11 [2}, {5} and [6}, legally described on Exhibit A attached hereto and incorporated herein by this reference.. 9.8.2. . Lots [3], [4], [7} and [8] are hereby declared to have a non- exclusive easement for vehicular and pedestrian ingress and egress, and for all other functions noiinally associated with a driveway, over, under and across that certain portion of Lots [3], [4], [7} and [8}, legally described on Exhibit A attached hereto and incorporated herein by this reference. 9.8.3. Phase II Lots [12], [13}, {14} and [15} are hereby declared to have a non-- exclusive easement for vehicular and pedestrian ingress and egress, and for all other functions noiinally associated with a driveway, over, under and across that certain portion of Phase II Lots [12J, [13}, {14) and [15}, legally described on Exhibit A attached hereto and incorporated herein by this reference. 9.8.4. Phase II Lots [9], [10) and [11} are hereby declared to have a non- - exclusive easement for vehicular and pedestrian ingress and egress, and for all other functions normally associated with a driveway, over, under and across that certain portion of Phase II Lots [91, [10} and [11}, legally described on Exhibit A attached hereto and incorporated herein by this reference. Osterly Park Townhomes Declaration page 25 181 of 211 ARTICLE 10 PARTY WALLS AND OTHER SHARED STRUCTURES 10.1. GENERAL RULES OF LAW TO APPLY. Each wall or similar structure built as a part of the original construction on the Lots which serves and/or separates any two adjoining Lots shall constitute a party structure. To the extent not inconsistent with the provisions of this Article, the general rules of law regarding party walls and liability for property damage due to negligence or willful acts or omissions shall apply thereto. 10.2. MAINTENANCE; DAMAGE AND DESTRUCTION. The cost of reasonable repair and maintenance of a party structure shall be shared equally by the Owners who make use of the party structure. If a party structure is destroyed or damaged by fire or other casualty, then to the extent that such damage is not covered by insurance and repaired out of the proceeds of insurance, any Owner who has used the structure may restore it. If other Owners thereafter use the structure, they shall contribute to the restoration cost in equal proportions. However, such contribution will not prejudice the right to call for a larger contribution from the other users under any rule of law regarding liability for negligent or willful acts or omissions. 10.3. RIGHT TO CONTRIBUTION RUNS WITH LAND. The right of any Owner to contribution from any other Owner under this Section shall be appurtenant to the land and shall pass to such Owner's successors -in -title. ARTICLE 11 CONSENSUS FOR ASSOCIATION LITIGATION Except as provided in this Article, the Association shall not commence a judicial or administrative proceeding without the approval of Owners representing at least 75% of the Total Association Vote. This Article shall not apply, however, to (a) actions brought by the Association to enforce the Governing Documents (including, without limitation, the foreclosure of liens); (b) the collection of assessments; (c) proceedings involving 182 of 211 challenges to ad valorem taxation; (d) counterclaims brought by the Association in proceedings instituted against it; or (e) actions brought by the Association against any contractor or vendor arising out of a contract for services or supplies between the Association and such contractor or vendor. This Article shall not be amended unless such amendment is approved by the percentage of votes, and pursuant to the same procedures, necessary to institute proceedings as provided above. ARTICLE 12 MORTGAGEE PROTECTION 12.1. ABANDONMENT OF DECLARATION. Neither the Association nor the Owners shall, without consent of 75% of all first Mortgagees of record of the Lots, seek by act or omission to abandon this Declaration or cause any Lot to be removed from the provisions hereof. 12.2. PARTITIONS AND SUBDIVISIONS. Neither the Association nor the Owners shall combine or subdivide any Lot or accept any proposal to do s o without the prior approval of 75% of all first Mortgagees of record of the Lots, and without the unanimous approval of the Mortgagee(s) of the Lot(s), so affected. 12.3. CHANGE IN ASSESSMENT METHODS, ETC. Neither the Association nor the Owners shall make any material amendment to the Declaration or Bylaws (including changes in the methods of allocating assessments among the various Lots) without the prior approval of 75% of all first Mortgagees of record of the Lots, and without the unanimous approval of the Mortgagee(s) of the Lot(s) for which the method of assessment allocation would be changed. 12.4. COPIES OF NOTICES. Written notice that an Owner/Mortgagor of a Lot has for more than thirty (30) days failed to meet any obligation under the Declaration or Bylaws shall be given by the Association to any first Mortgagee of such Lot who has requested to so be notified. Any first Mortgagee shall, upon request, be entitled to receive written notice of all meetings of the Association and be permitted to designate a representative to attend all such meetings. 12.5. EFFECT OF DECLARATION AMENDMENTS. No amendment to this Declaration shall be effective to modify, change, limit or alter the rights expressly conferred upon Mortgagees in this instrument with respect to any unsatisfied mortgage duly recorded unless the amendment shall be consented to in writing by the holder of such mortgage. Any provisions of this Declaration conferring rights upon Mortgagees which is inconsistent with any other provisions of said Declaration or the Bylaws shall control over such inconsistent provisions. 12.6. INSPECTION OF BOOKS. First Mortgagees shall be entitled to inspect at all reasonable hours of week days all of the books and records of the Association, and, upon Osterly Park Townhomes Declaration page 27 183 of 211 request, to receive the annual financial statement of the Association within ninety (90) days following the end of the fiscal year of the Association. 12.7. AMENDMENTS BY BOARD. Should the Federal National Mortgage Association, the Federal Home Loan Mortgage Corporation, HUD or VA subsequently delete any of their respective requirements which necessitate the provisions of this Article or make any such requirements less stringent, the Board, without approval of the Owners, may cause an amendment to this Article to be recorded to reflect such changes. ARTICLE 13 GENERAL PROVISIONS 13.1. ENFORCEMENT. Each Owner and Occupant shall comply strictly with the Bylaws, the rules and regulations, the use restrictions, as they may be lawfully amended or modified from time to time, and with the covenants, conditions and restrictions set forth in this Declaration and in the deed to such Owner's Lot, if any. The Board of Directors may impose fines or other sanctions, which shall be collected as provided herein for the collection of assessments. Failure to comply with this Declaration, the Bylaws or the rules and regulations shall be grounds for an action to recover sums due for damages or injunctive relief, or both, maintainable by the Board of Directors, on behalf of the Association, or, in a proper case, by an aggrieved Owner. Failure by the Association or any Owner to enforce any of the foregoing shall in no event be deemed a waiver of the right to do so thereafter. The Board shall have the right to record in the appropriate land records a notice of violation of the Declaration, Bylaws, rules and regulations, use restrictions, or design guidelines and to assess the cost of recording and removing such notice against the Owner who is responsible (or whose Occupants are responsible) for violating the foregoing. 13.2. SELF-HELP. In addition to any other remedies provided for herein, the Association or its duly authorized agent shall have the power to enter upon any Lot or any other portion of the Community to abate or remove, using such force as may be reasonably necessary, any structure, thing or condition which violates this Declaration, the Bylaws, the rules and regulations or the use restrictions. Unless an emergency situation exists, the Board shall give the violating Lot Owner ten (10) days' written notice of its intent to exercise self-help. Notwithstanding the foregoing, vehicles may be towed after reasonable notice. All costs of self-help, including, without limitation, reasonable attorneys' fees actually incurred, shall be assessed against the violating Lot Owner and shall be collected as provided for herein for the collection of assessments. 13.3. DURATION. The covenants and restrictions of this Declaration shall run with and bind the Community, and shall inure to the benefit of and shall be enforceable by the Association or any Owner, their respective legal representatives, heirs, successors and assigns, perpetually to the extent provided by law. 184 of 211 13.4. AMENDMENT. This Declaration may be amended unilaterally at any time and from time to time by Declarant (a) if such amendment is necessary to bring any provision hereof into compliance with any applicable governmental statute, rule, or regulation or judicial determination which shall be in conflict therewith; (b) if such amendment is necessary to enable any title insurance company to issue title insurance coverage with respect to the Lots subject to this Declaration; (c) if such amendment is required by an institutional or governmental lender or purchaser or mortgage loans, including, for example, the Federal National Mortgage Association or Federal Home Loan Mortgage Corporation, to enable such lender or purchaser to make or purchase Mortgage loans on the Lots subject to this Declaration; or (d) if such amendment is necessary to enable any governmental agency or private insurance company to insure or guarantee Mortgage loans on the Lots subject to this Declaration; provided, however, any such amendment shall not adversely affect the title to any Owner's Lot unless any such Lot Owner shall consent thereto in writing. Further, during the Declarant Control Period, Declarant may unilaterally amend this Declaration for any other purpose; provided, however, any such amendment shall not materially adversely affect the substantive rights of any Lot Owners hereunder, nor shall it adversely affect title to any Lot without the consent of the affected Lot Owner. In addition to the above, this Declaration may be amended upon the affirmative vote or written consent, or any combination thereof, or the Owners of at least 67% of the Lots and the consent of Declarant until expiration of the Declarant Control Period. Amendments to this Declaration shall become effective upon recordation, unless a later effective date is specified therein. 13.5. GENDER AND GRAMMAR. The singular, wherever used herein, shall be construed to mean the plural, when applicable, and the use of the masculine pronoun shall include the neuter and feminine. 13.6. SEVERABILITY. Whenever possible, each provision of this Declaration shall be interpreted in such manner as to be effective and valid, but if the application of any provision of this Declaration to any person or to any property shall be prohibited or held invalid, such prohibition or invalidity shall not affect any other provision or the application of any provision which can be given effect without the invalid provision or application, and, to this end, the provisions of this Declaration are declared to be severable. 13.7. CAPTIONS. The captions of each Article and Section hereof, as to the contents of each Article and Section, are inserted only for convenience and are in no way to be construed as defining, limiting, extending, or otherwise modifying or adding to the particular Article or Section to which they refer. 13.8. INDEMNIFICATION. To the fullest extent allowed by applicable Washington law, the Association shall indemnify every officer and director against any and all expenses, including, without limitation, attorneys' fees, imposed upon or Osterly Park Townhomes Declaration page 29 185 of 211 reasonably incurred by any officer or director in connection with any action, suit, or other proceeding (including settlement of any suit or proceeding, if approved by the then Board of Directors) to which such officer or director may be a party by reason of being or having been an officer or director. The officers and directors shall not be liable for any mistake of judgment, negligent or otherwise, except for their own individual willful misfeasance, malfeasance, misconduct or bad faith. The officers and directors shall have no personal liability with respect to any contract or other commitment made by them, in good faith, on behalf of the Association (except to the extent that such officers or directors may also be members of the Association), and the Association shall indemnify and forever hold each such officer and director free and harmless against any and all liability to others on account of any such contract or commitment. Any right to indemnification provided for herein shall not be exclusive of any other rights to which any officer or director, or former officer or director, may be entitled. The Association shall maintain adequate general liability and officers' and directors' liability insurance to fund this obligation, if such coverage is reasonably available. 13.9. BOOKS AND RECORDS. 13.9.1. Inspection by Members and Mortgagees. This Declaration, the Bylaws, copies of rules and use restrictions, membership register, books of account and minutes of meetings of the members of the Board and of committees shall be made available for inspection and copying by any member of the Association or by the duly appointed representative of any member and by holders, insurers, or guarantors of any first Mortgage at any reasonable time and for a purpose reasonably related to such Person's interest as a member or holder, insurer, or guarantor of a first Mortgage at the office of the Association or at such other reasonable place as the Board shall prescribe. 13.9.2. Rules for Inspection. The Board shall establish reasonable rules with respect to: be made; and (a) notice to be given to the custodian of the records; (b) hours and days of the week when such an inspection may (c) payment of the cost of reproducing copies of documents. 13.9.3. Inspection by Directors. Every director shall have the absolute right at any reasonable time to inspect all books, records and documents of the Association and the physical properties owned or controlled by the Association. The right of inspection by a director includes the right to make extra copies of documents at the reasonable expense of the Association. 13.10. FINANCIAL REVIEW. A review of the books and records of the Association shall be made annually in the manner as the Board of Directors may decide; provided, however, after having received the Board's financial statements at the annual 186 of 211 meeting, by a majority of the Total Association Vote, the Owners may require that the accounts of the Association be audited as a common expense by a certified public accountant. Upon written request of any institutional holder of a first Mortgage and upon payment of all necessary costs, such holder shall be entitled to receive a copy of audited financial statements within ninety (90) days of the date of the request. 13.11. NOTICE OF SALE, LEASE OR ACQUISITION. In the event an Owner sells or leases such Owner's Lot, the Owner shall give to the Association, in writing, prior to the effective date of such sale or lease, the name of the purchaser or lessee of the Lot and such other information as the Board may reasonably require. Upon acquisition of a Lot each new Owner shall give the Association, in writing, the name and mailing address of the Owner and such other information as the Board may reasonably require. The Association reserves the right to limit the number of non -owner occupied rental leases in the Osterly Park Townhomes Community to allow for no more than 20% of the total number of townhomes at any one time. 13.12. AGREEMENTS. All agreements and determinations, including settlement agreements regarding litigation involving the Association, lawfully authorized by the Board of Directors shall be binding upon all Owners, their heirs, legal representatives, successors, assigns and others having an interest in the Community or the privilege of possession and enjoyment of any part of the Community. 13.13. IMPLIED RIGHTS. The Association may exercise any right or privilege given to it expressly by this Declaration, the Bylaws, the Articles of Incorporation, any use restriction or rule, and every other right or privilege reasonably to be implied from the existence of any right or privilege given to it therein or reasonably necessary to effectuate any such right or privilege. 13.14. VARIANCES. Notwithstanding anything to the contrary contained herein, the Board of Directors or its designee shall be authorized to grant individual variances from any of the provisions of this Declaration, the Bylaws and any rule, regulation or use restriction promulgated pursuant thereto if it determines that waiver of application or enforcement of the provision in a particular case would not be inconsistent with the overall scheme of development for the Community; provided, however, that no variance shall be contrary to City of Tukwila ordinances, all of which must be complied with by Owners. Osterly Park Townhomes Declaration page 31 187 of 211 EXECUTED as of the day and year first set forth above. DECLARANT: 144th Street REO Partners, LLC, STATE OF WASHINGTON COUNTY OF KING } ss. By: Print Name: Michael D. Overbeck Its: Managing Member On this day personally appeared before me Michael D. Overbeck to me known to be the Managing Member of 144th Street REO Partners, LLC a limited liability company that executed the foregoing instrument, and acknowledged such instrument to be the free and voluntary act and deed of such limited liability company, for the uses and purposes therein mentioned, and on oath stated that [he/she] was duly authorized to execute such instrument. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year first above written. NOTARY PUBLIC in and for the State of Washington, residing at Seattle, WA 188 of 211 EXECUTED as of the day and year first set forth above. DECLARANT: Michael D. Overbeck, STATE OF WASHINGTON COUNTY OF KING } ss. By: Print Name: Michael D. Overbeck On this day personally appeared before me Michael D. Overbeck to me known to be the individual that executed the foregoing instrument, and acknowledged such instrument to be the free and voluntary act and deed of such individual, for the uses and purposes therein mentioned, and on oath stated that [he/she] was duly authorized to execute such instrument. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year first above written. NOTARY PUBLIC in and for the State of Washington, residing at Seattle, WA Osterly Park Townhomes Declaration page 33 189 of 211 EXECUTED as of the day and year first set forth above. DECLARANT: Mengstab Tzegai, STATE OF WASHINGTON COUNTY OF KING } ss. By: Print Name: Mengstab Tzegai On this day personally appeared before me Mengstab Tzegai to me known to be the individual that executed the foregoing instrument, and acknowledged such instrument to be the free and voluntary act and deed of such individual, for the uses and purposes therein mentioned, and on oath stated that [he/she] was duly authorized to execute such instrument. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year first above written. NOTARY PUBLIC in and for the State of Washington, residing at Seattle, WA 190 of 211 Osterly Park Townhornes Declaration Exhibit A 191 of 211 EXHIBIT A LEGAL DESCRIPTION Plat of Osterly Park Townhomes, Osterly Park Townhomes Lot 1 Osterly Park Townhomes Lot 2 Osterly Park Townhomes Lot 3 Osterly Park Townhomes Lot 4 Osterly Park Townhomes Lot 5 Osterly Park Townhomes Lot 6 Osterly Park Townhomes Lot 7 Osterly Park Townhomes Lot 8 Phase II: Osterly Park Townhomes Lot 9 Osterly Park Townhomes Lot 10 Osterly Park Townhomes Lot 11 Osterly Park Townhomes Lot 12 Osterly Park Townhomes Lot 13 Osterly Park Townhomes Lot 14 Osterly Park Townhomes Lot 15 Osterly Park Townhomes Lot 16 Osterly Park Townhomes Lot 17 Osterly Park Townhomes Lot 18 Osterly Park Townhomes Lot 19 Osterly Park Townhomes Lot 20 Osterly Park Townhomes Lot 21 Osterly Park Townhomes Lot 22 Osterly Park Townhomes Lot 23 Osterly Park Townhomes Lot 24 {Mengstab Tzegai} Osterly Park Townhomes Declaration 192 of 211 EXHIBIT B DESCRIPTION OF COMMON AREAS TRACT A THE WEST 16.79 FEET OF THE NORTH 161.16 FEET OF LOT 5, BLOCK 2, ADAMS HOME TRACTS, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THE NORTH 10 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD PURPOSES BY DEED RECORDED JULY 27, 1966, UNDER RECORDING NUMBER 6060692; AND TOGETHER WITH THE EAST 13.21 FEET OF LOT 4, BLOCK 2, ADAMS HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 31, IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 3.5 FEET CONVEYED TO THE CITY OF TUKWILA BY BY DEED RECORDED UNDER KING COUNTY RECORDING NUMBER 20050518000267. RECREATIONAL TRACT 8 THAT PORTION OF THE EAST 65.15 FEET OF LOT 4, BLOCK 2, ADAMS HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 31, IN KING COUNTY, WASHINGTON, THENCE; BEGINNING AT THE NORTHWEST CORNER OF THE ABOVE DESCRIBED PARCEL: THENCE SOUTH 01 °09'52" WEST, ALONG THE WEST LINE OF SAID PARCEL, 135.91 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING SOUTH 01°09'52" WEST 25.25 FEET TO THE SOUTH LINE OF SAID LOT 4; THENCE SOUTH 87'33'54" EAST, ALONG SAID SOUTH LINE, 51.94 FEET; THENCE NORTH 01'09'52" EAST 26.40 FEET; THENCE NORTH 88'50'22" WEST 51.92 FEET TO THE TRUE POINT OF BEGINNING. Osterly Park Townhomes Declaration 193 of 211 EXHIBIT C DESCRIPTION OF VEHICULAR ACCESS (Lots [1], [2] {5} and [6] NEW PRIVATE 24 FOOT DRIVEWAY EASEMENT FOR LOTS 1, 2, 5, AND 6 THAT PORTION OF THE LOTS 1,2, 5, AND 6, PLAT OF OSTERLY PARK TOWNHOMES, DESCRIBED AS FOLLOWS' THE SOUTH 12 FEET OF THE EAST 20 00 FEET OF LOT 1, AND THE SOUTH 12 FEET OF LOT 2, AND, THE NORTH 12 FEET OF THE EAST 20 FEET OF LOT 5; AND THE NORTH 12 FEET OF LOT 6. Osterly Park Townhomes Declaration 194 of 211 EXHIBIT D DESCRIPTION OF VEHICULAR ACCESS (Lots {3J, [4}, [7Jand {8} NEW PRIVATE 24 FOOT DRIVEWAY EASEMENT FOR LOTS 3, 4, 7, AND 8 THAT PORTION OF THE LOTS 3, 4, 7, AND 8, PLAT OF OSTERLY PARK TOWNHOMES, DESCRIBED AS FOLLOWS: THE SOUTH 12 FEET OF LOT 3; AND THE SOUTH 12 FEET OF THE WEST 20.00 FEET OF LOT 4; AND THE NORTH 12 FEET OF LOT 7; AND THE NORTH 12 FEET OF THE WEST 20.00 FEET OF LOT 8. Osterly Park Townhomes Declaration 195 of 211 Exhibit E EASEMENT FOR VEHICULAR ACCESS PHASE II [Lots 12, 13, 14, 15] 196 of 211 Exhibit F EASEMENT FOR VEHICULAR ACCESS PHASE II {Lots 9, 10, I 11 197 of 211 198 of 211 10/2/2018 Landmark Web Official Records Search Instrument Number: 20180927001053 Document:EAS Rec: $105.00 Page -I Record Date:9/27/2018 3:00 PM King CQunty Wi.._. Carl J. Marquardt 1126 34th Avenue, Suite 311 Seattle, WA 98122 Document Title: Grantor: Grantees: Abbreviated Legal: Reference No: Tax ID Number: .20180927001053 EASEMENT Rec: $1Q5.Q0 $I27I2018 3:00 PM KING COUNTY, WA Easement Agreement Met to Tegaa 144th Michae A PORTIO COI DOD (Full legal on N/A 6391110000 6433610240 EASEMENT AGREEMENT - Page I O Partners, LLC erbeck A) 424 THIRTY FOURTH STREET EXCISE M NOT=ED King co. &cords oo 199 of 211 https://recordsearch. kingcounty.gov/LandmarkWeb/search/index?theme=. blue§ion=searchCriteriaParcel Id&quickSearchSelection=# 1/7 10/2/2018 Landmark Web Official Records Search Instrument Number: 201809270010.53 Document:EAS Rec: S105,00 Page-2 Record pate:9/27/2018 3:00 PM King County, WA EASEMENT AGREEMENT A. Parties. Mengstab Tzegai ("Grantor") is the owner of real property at 14424 34a' Ave S, Tukwila WA 98168, Tax Parcel No. 6391110000, 6433610240 as more fully described in Exhibit A (the "Tzegai Property"). 144th Street REO Partners, LLC, a New Mexico Domestic Limited Liability Company ("REO") is the owner of an adjacent property, Tax Parcel No. 643360-0090, as more fully described in Exhibit B. Michael D. Overbeck ("O '' k") is the owner of another adjacent property, Tax Parcel No. 004000-0083, as more fully deb d in Exhibit C. REO and Overbeck are collect: B. Grant of Easement. Grantor hereby grant to C.Irant sa non storm system and utilities, including appurtenanc portion of the Tzegai Property, as described as folio ed to hin a "Grantees." Isive Easeabht for private ingress, egress, err,under, through, upon and across a PORTIONS OF THE EASTERNMOST, 22 FEET OF THE TZEGAI PROPERTY, AS DEPICTED ON. EX . Maintenance. Grantees shall be responsible for the maintenance and upkeep of any improvements within the easement area. D. Easement Runs with the Land The easement granted herein shall run with the land and shall be binding upon and inure to the benefit of the parties' respective heirs, successors and assigns. DATED this a... day of GRANTOR: IX?. 2018. Mengstab egai EASEMENT AGREEMENT - Page 2 200 of 211 https://recordsearch. kingcounty.gov/LandmarkWeb/search/index?theme=. blue§ion=searchCriteriaParcel Id&quickSearchSelection=# 2/7 10/2/2018 Landmark Web Official Records Search Instrument Number: 20180927001053 Document:EAS Rec: $105.00 Page-3 Record pate:9/27/2018 3:00 PM King County, WA STATE OF WASHINGTON } ) ss. COUNTY OF KING I certify that 1 know or have satisfactory evidence that AN, C17._S . k is the person who appeared before me, and said person acknowleged that heislie signed this instrument and acknowledged it to be hisfher free and voluntary act for the uses and purposes mentioned in the instrument. DATED this ■Q day of S.T , 2018. .:;"Cri NQ AI . RY - ,,, : PUBLIC REG # 174742 MY COMMISSION 2 EXPIRES 'F% ,�1gI15l2419; ' [� •,�,, ,l1lili!lt�,, EASEMENT AGREEMENT - Page 3 3IC, State of Irhiegton �n Expires N.0 201 of 211 https://recordsearch.kingcounty.gov/LandmarkWeb/search/index?theme=.blue§ion=searchCriteriaParcelld&quickSearchSelection=# 3/7 10/2/2018 Landmark Web Official Records Search Instrument Number: 20180927001053 Document:EAS Rec: $105.00 Page - Record Date:9/27/2018 3:00 PM King County, WA Exhibit A (Legal Description Tzegai Property) UNITS 1, 2, 3 AND 4 OF THE 14424 THIRTY FOURTH STREET CONDOMINIUM, A CONDOMINIUM RECORDED IN VOLUME 47 OF CONDOMINIUMS, PAGES 91-93 INCLUSIVE, ACCORDING TO THE DECLARATION THEREOF, RECORDING NO. 80.10200753, AND ANY ATTACHMENTS THERETO. SITUATE IN THE CITY OF TUKWILA, KING COUNTY, WASHINGTON. TAX ID. No. 6391110000 6433610240 Exhibit B (Ise criptin P.E0:Pro perty LOT 9 OF OSTERLY PARK TOWNHO RECORDED IN VOLUME 272 OF PLA" COUNTY AUDITOR; SITUATE IN KING COUNTY, ASH iNGTO TAX ID. No. 643360-0090 + SE ONE), AS PER THE PLAT E 59 MOUGH 62, RECORDS OF KING Exhibit C (Legal Description Over THE SOUTHERN HALF OF LOT 3, BLOCK 2, ADAM'S HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 31, RECORDS OF KING COUNTY AUDITOR; SITUATE IN THE CITY OF TUKWILA, KING COUNTY, WASHINGTON TAX ID. No. 004000-0083 202 of 211 https://recordsearch. kingcounty.gov/LandmarkWeb/search/index?theme=. blue§ion=searchCriteriaParcel Id&quickSearchSelection=# 4/7 10/2/2018 Landmark Web Official Records Search Instrument Number: 20180927001053 Document:EAS Rec: $105,00 Page-5 of 7 Record Date:9/27/2018 3:00 PM King County, WA 203 of 211 https://recordsearch.kingcounty.gov/LandmarkWeb/search/index?theme=.blue§ion=searchCriteriaParcelld&quickSearchSelection=# 5/7 10/2/2018 Landmark Web Official Records Search Instrument Number: 20180927001053 Document:EAS Ree: S105.00 Page-( Record Date:9/27/2018 3:00 PM King County, WA 30.01' ` 2 S88'50'08' 0 5.22 a 0 r Sf .22 feet (stairs) 8.21 fe p oad) it s88°50'08" 7.00' °4 R = 40.04 L Private 6' valk easement c 188°50'2. 27.14 29.15' J15.22 ft (curve area) fX0�'! I `.ivL Wa 45.1, f^ nYf°?Cf Pr 204 of 211 https://recordsearch. kingcounty.gov/LandmarkWeb/search/index?theme=. blue§ion=searchCriteriaParcel Id&quickSearchSelection=# 6/7 10/2/2018 Landmark Web Official Records Search Instrument Number: 20180927001053 Document:EAS Rec: $105.00 Page-1 Record Date:9/27/2018 3:00 PM King County, WA _ Private 6' vaik easement 205 of 211 https://recordsearch. kingcounty.gov/LandmarkWeb/search/index?theme=. blue§ion=searchCriteriaParcel Id&quickSearchSelection=# 7/7 206 of 211 1u/2/2o10 � ' Project rf �� [)| 1 O O/l�� /\�./ ������n/ �/u—uu�^� '� ATTACHMENT G 1aiD1ie R28Vis Tuc 10/212018 10:39AM b lattachments (1 M8) O$erlypark ngjpg; FYI From: Allison Long <aUison|ong198O@Qmaiicom» Sent: Monday, October 1'2U185:I6PM To: ]aimieReavis Subject: Project # PL18-0054 Dear Miss Reavis, | am writing to you to express concern over an application made by Mike Ovcrbeck. | am a resident ofUsterk/ Park Townhouses. When | purchased my townhouse in April 2016, | was told by K4c [)verbeckthat the entirety ofOster|y Park would be finished in about 2 years. | have attached a photo of what | was told it would look like. In over 2 years | have observed things that were not in line with what | was promised. First off, the neighborhood isabout 3OY6done. Second, we were promised that the apartment complex that edges up against the property was purchased and would be torn down. | was promised a communal park and lOguest parking spots. In over two years vve have no communal park, 4 guest parking spots and come to find out, the apartment complex was never purchased, will not be torn down, and Mc Overbeck has now promised said apartment complex Z ofour guest parking spots, built them a passage way through our neighborhood, and has promised to build them a third level on their apartment complex. This isabsolutely not what vveagreed to. To make matters even more frustrating, I get this notice of design review for phase 2 of the neighborhood. From what I can tell from the picture he is absorbing this apartment complex into the townhome community This is unacceptable. This isnot what | and rnyneighbors agreed to. That apartment building is a dilapidated eyesore full of junkies and criminals. Since Mr. Overbeck has opened on access point for the residents of the complex to use we have had more packages stolen and car prowls. My son can no longer play in the driveway because strangers are constantly walking through our community. . I know that you asked for comments before Sept. 21st, but I have struggle to figure out what course of action we even have. I don't want to live in a construction zone anymore, but if I get a lawyer involved and I sue Mr. Overbeck and win, | might still be living in a construction zone. | can't sell my house because | doubt anyone wants to buy place in the middle of construction zone. I would like to know what recourse I and my neighbors have in this decision to grant Mr. Overbeck permits, etc. Thank you. Allison Long C UT � This email originated from outside the City ofTukwila network. Please DO NOT open attachments or dick links from an unknown or suspicious origin. 207 of 211 xops:xouuoox.mmcvoon.com/owa/rv|ewmoue|~:oauMvvvvuvnvmu|temm~AAMm\ocwOTvi0nnLTv|wUstwoQwwiO4wUJmumunYzex^gvhzoNY=oG. .� 1/1 F Project # PL180054 S | Park Townhomes ,J\ ]dinOie ReOVis ToMinnicDha|iwa| <MinnieDhp|iwa|@7ukwi|aVVAgnv'| From: Ashok Bandaenayake<ashoknight@8maiicom> Sent: Wednesday, September l2'ZO1O2:58PM To: ]aimieRoavis Cc: KanchonaSenoviratne Subject: Re: Project# PL18'0054 (Oster|y ParkTovvnhumes Major Mod] thanks again Jaimie, I'll update the rest of the home owners and get back to you with any further comments. We're not fans of having that access point for security reasons but i'm guessing we'll have to take that up with best, Ashok On Wed, Sep 13, I018 at 11:56AM Jairnie Reovs «Jainnie.Reovis@tukvvi|avva,gov»vvroto: The planned extension of the private access lane for the Osterly Townhomes runs across a portion of the condo building property. Mc Overbeck has constructed two parking spaces on the west side of the private access lane extension for use by the condo building, in exchange for a temporary easement across the condo property. Once the final plat is recorded, the area of the condo property that's used for the private access lane will become part of the access and utilities tract owned by the Osterly Park Townhomes. The parking spaces will remain part of the condo building property, even though they'll be separated from the condo property by a fence. |'rn not sure who will be responsible for maintenance of the fence and the parking spaces, but it seems like itwould be joint responsibility between the condo owner and the Osterly Park Townhomes (homeowners association), or the sole responsibility of the Osterly Park Townhomes homeowners association. The residents of the condo will have access to the parking spaces through a fence located near the recreation space. Let me know if you have any follow-up questions. Thankyou, ]ainoie ]airnieReaxis Senior Planner ICity ofTukwila 6300SouthcenterBlvd, Suite 100|Tukwila, VVA98188 ph: (Z06)431-3659 ]aimie.Reavis@Tukmi|aVVA.govI www.tukwUawa.gov The City ofopportunity, the community ^fchoice. From: Ashok Bandaronayake<ashoknight@8maiicom> Sent: Wednesday, September 1I,I0189:19:49AK4 To: ]aimieReavis Cc: Kanchana Seneviratne Subject: Re: Project # PL18-0054 (Osterly Park Townhomes Major Mod.) Jaimie, thank you for your quick response. One of the main issues the current tenants are concerned with is access of the condo building onto 34th Lone S, which is supposed to be a private lane. | can't tell from the PIDF you sent nnebut doyou see anaccess point close tothe picnic benches? thanks Ashok OnTue, Sep ll, 2018 at 3:42 PM ]airnie Reays«]airnie.Reovis@tukvvi|avva.DOy»wrote: Hi Ashok, Thank you for your email. Attached is the latest site plan for Phase 2, including the two townhomes Mr. Overbeck is finishing up (lab|ed B14 and BlS on the attached plan sheet). |'d be happy to meet with you to talk more about the project, ifitwould be helpful to see other materials within the file as you're putting your comments together. ]ainnie Jainmie Reavis Senior Planner ICity ofTukwila 63OOSouthcenterBlvd, Suite lOO1Tukwila, VVA98l88 ph: (206)43l'3659 ]aimie.Reavis@Tukmi|aVVA.gnvIwwvv.tukwi|awa.gov The Ciiy^f'vppomo htthemmmmv/ty@'choicu From: Ashok Bandaranayake<ashokniOht@hzmaiLcum> Sent: Tuesday, September 2l'2OlO3:O5:ZDPM To: ]aimieReavis Cc: Kanchana Seneviratne Subject: Project #PLlO-0054(OstedyPark Townhomes Major Mod.) Hi]airnie, I'm a current owner of one of the Osterly park townhomes and received a mailer providing notice of application for amajor nnodificationofthe[)ster|yParkp ject.Ourbui|derhasnotgivenusnnuch information about this modification and | was wondering ifyou would beable toprovide uswith adetailed I and many of the other owners of Osterly Park would then like to send you our comments as we already have some concerns regarding some ofthe changes vvesaw mentioned inthe project descripdonpordonofthe mailer we received. thanks in advance, Ashok Bandaranayake l44O334thLane S. Tukwila, WA 98168 CAUTl*N: This email originated from outside the City of Tukwila network. Please 0O NOT open attachments Orclick links from anunknown orsuspicious origin. CAUT1*0 This email originated from outside the City of Tukwila network. Please DO NOT open attachments orclick links from anunknown orsuspicious origin. CAUTI*N: This email originated from outside the City of Tukwila network. Please DO NOT open attachments or click links from anunknown orsuspicious origin.