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Permit PL12-020 - MCMICKEN COURT - DESIGN REVIEW
MCMICKEN COURT 4220 164TH ST PARCEL: 5379800670 PL1 2-020 Ll 2-01 9 DESIGN REVIEW - PUBLIC HEARING LAND DEVELOPMENT City of Tukwila Department of Community Development BOARD OF ARCHITECTURAL REVIEW To: Mr. Ian Hamad, Applicant Washington State Department of Ecology NOTICE OF DECISION DATED OCTOBER 2, 2012 Jinz Haggertorr, Mayor Jack Pace, Director - King County Assessor, Accounting Division Parties of Record This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. I. Project Information Project File Number: L12-019 Public Hearing Design Review Applicant: Ian Hamad, Property Owner Type of Permit Applied for: Type 4 approval for design review Project Description: Application for a nearly 14,000 square foot, mixed -use building with associated parking, landscaping, and site design. This approval is for a 3-story building with nine 2-bedroom apartments and 3 commercial spaces. Location: 42XX 164 h Street; the tax parcel number is 5379800670 Associated Files: PL12-020-Parent File Comprehensive Plan & Zoning Designation: Residential Commercial Center II. Decision SEPA Determination: The City SEPA Responsible Official has determined that the project is exempt from SEPA. Decision on Substantive Permit: The City Board of Architectural Review has determined that the application for Design sM Page 1 of 3 HAI12-019 McMicken Court\DR NOD.doc 10/02/2012 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 0 Phone 206-431-3670 • Fax: 206-431-3665 Review 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: The trash enclosure and sign base shall be made from gray, split face CMU. This detail is not called out on the plans. 2. Add a second color to the second and third floors in addition to the Chocolate color. The new color shall be applied to the inset/projecting vertical sections to increase the appearance of modulation and to break up the visual mass of the upper stories. III. Your Appeal Rights The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications related to this project may still be pending. One administrative appeal to the Hearing Examiner of the Board of Architectural Review Decision is permitted. No administrative appeal of a DNS is permitted. IV. Procedures and Time for Appealing In order to appeal the Board of Architectural Review 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, 2012. The requirements for such appeals are set forth in Tukwila Municipal Code18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee 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 The Hearing Examiner appeal shall be conducted as a closed record hearing based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review. The Hearing Examiner decision on the appeal is the City's final decision. sM Page 2 of 3 10/02/2012 HAI12-019 McMicken Court\DR NOD.doc 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 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. VI. Inspection of Information on the Application Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Stacy MacGregor, who may be contacted at 206-433-7166 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. Stacy MacGregor Assistant Planner Department of Community Development City of Tukwila cc: PL12-020 sM Page 3 of 3 10/02/2012 H:U12-019 McMicken Court\DR NOD.doc eit* 4 J uPtw" Department Of Community Development AFFIDAVIT OF DISTRIBUTION HEREBY DECLARE THAT: Notice of Application Ll otice of Decision Notice of Public Hearing Notice of Public Meeting Determination of Non- Mitigated Determination of Non - Significance Si nificance Determination of Significance & Scoping Short Subdivision Agenda Notice Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Board of Adjustment Agenda Packet Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this ��L day of CLA Project Name: L �� L1v Project Number: _0`12A Associated File Number s : °— Mailing requested by: Cbz"-C �-- Mailer's signature: C , I 1 W:\USERS\TERI\TEMPLATES-FORMS\AFFIDAVIT OF DISTRIBUTION.DOC Mr. Ian Hamad 4632 NE 89th Street Seattle, WA 98115 Washington State Department of Ecology sepaunit@ecy.wa.gov King County Assessor, Accounting Division Christie.Most@kingcounty.gov Parties of Record: Gerald Honemann 4408 S 164`h Street, Tukwila WA 98188 The Giving Tree Learning Center Michael and Stacey Feddema, Owners 4230 S 1641h Street, Tukwila WA 98188 Barbara Schober 11080 Highway 970, Cle Elum WA 98922 Mark Schober 180 Hanson Road, Ellensburg WA 98926 Q- 10/02/2012 McMicken Court 4-164^ — 115, ® ielY IiI V® 66 1: Tc]. an.a.w Site Plan GOO ,r t Building Design Uw • m dsss a - ma c _-_ _ _____ m, ❑ 7 ------ ___-. North Elevation West Elevation 1 1 Conclusions Site Design Building Design L—wiling and Site Treatment Miscellaneous Shun — Comprehensive Plan Goal for Resldenlial Canmercial Centers �Ei'ul�_ � Miscellaneous Statures rll iCE Conditions 1. The Imsh enclosure Intl sign base snail ba made from grey, split lace CMU. This detail rs nN wiled out on Ina plans. 2. Add a 1—d wl. to In. second end thud d— in eddill. to the Chocdele cda. Then--snailb applied to the in—pn.1-1 gvenial sections to Increme the appearance a mndulatien end Io Meek up Ina visual man of the appal sloda. Residential Commercial Center xrmErma� mguencui cexrEx fnc� zpx¢ Me.�ry Public Comments 10/02/2012 L Internet sites used during hearing Google street view used to show surrounding area: http://maps.google.com/maps?rls=com.microsoft:en-us:IE-Address&oe=&q=4222+south+164th+street&um=1&ie=UTF- 8&hq=&hnear=Ox54904335400dd89d:Ox3031845cdb3c5a3e,4222+S+164th+St,+Tukwila,+WA+98188&gl=us&sa=X&ei=U DFjULDgEgfOiQLEwoH4BA&ved=OCCEQ8gEwAA NWMaps.Net used to show parcel lines of site and daycare site: Fh CM vYry lwvX� TmY MU - .. . . �ww.P'MO 9 • O ��+• s+m- Toni• p- • http://nwmaps-net/ma psea rch.htm?addr=4222%20S%20164th%2OSt%2C%2OSeattle%2C%20WA%2098188# "I V1 t_- HEARING DATE: FILE NUMBER: APPLICANT: City of Tukwila Department of Community Development STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW PREPARED SEPTEMBER 18, 2012 September 27, 2012 L 12-019 — McMicken Court Ian Hamad, Developer and Owner Jim Haggerton, Mayor Jack Pace, Director REQUEST: Design Review approval for a mixed -use building consisting of nine residential units and three ground floor commercial spaces with associated grading, paved parking, landscaping, and site design. LOCATION: The site is located at 42XX 164d' Street in the McMicken neighborhood. It is east of 42nd Avenue South and bound on the south by 164d' Street. The property lies a few hundred feet to the east of an existing Safeway grocery store in the City of SeaTac. The tax parcel number is 5379800670. The site is currently a vacant lot. NOTIFICATION: Notice of Application for this Type 4 permit was mailed to surrounding property owners, interested parties, affected agencies and posted on the site on July 5th, 2012. Notice of Public Hearing was also was mailed to surrounding property owners, interested parties, affected agencies, posted on the site and published in the Seattle Times on September 13, 2012. ZONING/COMPREHENSIVE PLAN DESIGNATION: Residential Commercial Center SEPA DETERMINATION DECISION: STAFF: Exempt Approval with Conditions Stacy MacGregor ATTACHMENTS: A. Applicant's response to Design Review Criteria B. Colored Elevations (5 pages) C. Site Lighting Plan D. Design Details (1 page) E. Citizen Comment Letters (2 pages) F. Site Plan and I" Floor Plan G. 2nd and 3rd Floor Building Floor Plans H. Building Elevations I. Landscape Plan (2 pages) SM Page 1 of 10 ZADCD n Clerk's\PC Laserfiche Packet\09-27-12\L12-019 Design Review Staff Report FINAL.docx 09/20/2012 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 7 FINDINGS VICINITY INFORMATION The proposed site is in the McMicken Neighborhood along Tukwila's border with the City of SeaTac. The project fronts South 164th Street and lies just east of Military Road South and 42"d Avenue South. This site and the site directly to the north are the only parcels in the area zoned Residential Commercial Center (RCC). They are surrounded by Neighborhood Commercial Center (NCC) zoning with commercial businesses to the north and west and single family (LDR) zoning to the east. While the RCC and NCC zoning allows buildings up to 3 stories or 35 feet, the commercial construction adjacent to the site is all single story. The existing housing stock in the area consists of one and one -and -a - half story homes built 50 to 100 years ago. Residential and commercial uses are located to the south and west in the City of SeaTac; a Safeway grocery store and strip mall anchor the corner of 164th and Military Road South. Crestview Park is located to the north of the project with two entrances, to the north and to the west, both 1/10'h of a mile away. There are no sidewalks to the park or the grocery store on the Tukwila side of the streets; there are wide paved shoulders to all of these destinations from the project site. .:.'�.. ;�t1 1<� 1• — H4IP1l+�' .'r,.;-'.?.6=''++'�.ty-`r.,v msT�, .-Ak- y � !, rim.. h "ice*�••:�� Ft r ", ,At, �•s..4'� .� � ,� -� c. f4 tWMil+h' � *4. �S+, f%-'>✓w�.+- � '•. �' I � � fir# oil_ v 4� gl PROJECT INFORMATION The proposal is to develop a nearly 14,000 square foot, three-story, mixed use building on an existing .62 acre vacant lot in the McMicken neighborhood. The building will contain eight 2-bedroom market rate apartment units on the two upper floors with a ninth accessible unit and three commercial spaces on the ground floor. Access to the site is off of South 164''' Street. Access is shared via an easement on this property to a daycare center abutting the northern property line. Parking for the daycare is included on this site and subject to a previously recorded easement on the project property. The site is currently a vacant lot with some paving used by the daycare for parking and some limited vegetation, principally a grassy field surrounding one significant hemlock tree. Site improvements will result in 38 parking,,stalls plus a loading zone; 1,800 square feet of improved outdoor recreation space; perimeter landscaping along three sides ong th �} with landscaping of the parking lot, and curb, gutter, sidewalk and planting strip along South 164�fStreet. � SM Page 2 of 10 ZADCD n Clerk's\PC Laserfiche Packet\09-27-12\L12-019 Design Review Staff Report FINAL.docx n. PUBLIC COMMENT During the Notice of Application comment period a letter was received from a Tukwila resident objecting to allowing apartments in the vicinity of single family homes. In response to the Notice of Hearing a letter was received from the adjacent daycare center regarding the use of the private parking easement on the applicant's property for the benefit of the daycare. Both of these letters are included as Attachment E. DESIGN REVIEW CRITERIA The project is subject to a Public Hearing Design Review under Tukwila Municipal Code (TMC) Chapter 18.28.070. The Board of Architectural Review evaluates the project under the criteria established in TMC 18.60.050 C. The design criteria explain requirements for development proposals. They are the decision criteria from which the Board will evaluate whether to approve, condition, or deny this project. The applicant's response to the design review criteria is Attachment A. Below is the staff analysis and response. 1. SITE PLANNING. a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi family development's design need not be harmoniously integrated with adjacent single-family structures if that existing single-family use is designated as "Commercial" or "High - Density Residential" in the Comprehensive Plan. However, a "Low -Density Residential" (detached single-family) designation would require such harmonious design integration. The parcel is at the edge of a neighborhood commercial district anchored by an existing Safeway grocery store. The pocket of commercial development is surrounded by single family homes. The majority of commercial development and all the residential development to the south are in the City of SeaTac. This project is on a parcel zoned Regional Commercial Center (RCC) and is directly adjacent to LDR zoning on the west and NCC zoning to the east. The commercial development is predominately one-story freestanding uses with a multi -tenant strip development is to the east. The residential development was generally built in the 1920's-50's and consists of one and one -and -a -half story bungalow -style homes. The required recreation space for the residential units is located between the building and the street. Parking and access easements for the daycare center line the north and west sides of the parcel. The street frontage will have a five foot wide separated sidewalk and twenty feet of landscaping. The recreation space between the street and the building will consist of a picnic area and pea patch space for building tenants. b. Natural features, which contribute to desirable neighborhood character, shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. There are no natural features on the site. c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. There are no sidewalks along South 164"' Street. A sidewalk separated by a landscape strip is proposed for the right-of-way in front of the parcel. An additional twenty feet of perimeter landscaping will continue from the back of sidewalk towards the building. The building is set back from the street and at the base of a slope. Landscaping will line either side of the vehicle entrance and the path that will lead pedestrians from the sidewalk sM Page 3 of 10 St ZA\DCD n Clerk's\PC Laserfiche Packet\09-27-12\1,12-019 Design Review Staff Report FINAL.docx (1J s, pe to the front of the building. The first floor of the building is designed as commercial space with large windows and awnings over the pedestrian path. d. Pedestrian and vehicular entries shall provide a high -quality visual focus using building siting, shapes and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. The existing entry is reduced to twenty-four feet and will be shared between this site and the daycare facility to the north. A freestanding sign will be located adjacent to the drive. A paved pedestrian path will lead from the sidewalk, around the recreation space and to the walk that surrounds the buildings. e. Vehicular circulation design shall minimize driveway intersections with the street. The existing driveway will be shared by the daycare and this new development. The access point will be reduced in width and defined by landscaping. The parking that currently exists on the applicant's property for the benefit of the daycare is maintained and integrated into the site design. f. Site perimeter design (i.e., landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. Perimeter landscaping is required by code along the front and sides of the parcel. The landscaping on the west side that is adjacent to residential homes is twice as wide (ten feet) than the east side that is adjacent to commercial uses. g. Varying degrees of privacy for the individual residents shall be provided; increasing from the public right -of way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. Eight of the nine residential units are located on the two upper floors and the one accessible unit is located on the ground level at the rear of the building. The outdoor recreation space is quasi -public space with a picnic table available for residents and employees of the commercial spaces. h. Parking and service areas shall be located, designed and screened to interrupt and reduce the visual impact of large paved areas; Surface parking is separated by landscape islands every six or seven stalls. The parking and driveway areas are already defined by easements to the benefit of the daycare at the north end of the parcel. Surface parking is distributed over the site which minimizes the visual impact of 38 parking stalls. Trash collection is located in the northeast corner of the building; the trash enclosure is clad in gray split -face CMU stone which is repeated on the sign base and matches the color of the base of the building. i. The height, bulk, footprint and scale of each building shall be in harmony with its site and adjacent long-term structures. Buildings in the RCC zone are allowed to be 3 stories or 35 feet. This building is 3 stories and 33 feet tall at the midpoint of the roof'. The footprint is about 4,500 square feet. The other commercial uses immediately surrounding the site include: a 4,300 square foot building to the north currently used as daycare; a 2,700 square foot restaurant to the east (Ulysses) and a 5,000 square feet commercial building to the northeast. The Safeway store is 47,000 square feet and the strip mall to the east that is 23,000 square feet are both subject to the City of SeaTac zoning code. The adjacent single family homes are 1,200 to 1,900 square feet. All surrounding residential structures are one or one -and a half stories. ' Height is calculated at the midpoint of the roof rather than at the highest point of the roof. SM Page 4 of 10 (1 Q 1 ZADCD n Clerk's\PC Laserfiche Packet\09-27-12\L12-019 Design Review Staff Report FINAL.docx !� 10 2. BUILDING DESIGN. a. Architectural style is not restricted; evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood. This proposal is for a three story traditional style building. The building uses external cladding to describe the interior uses. Chocolate colored lap siding, white trim and white vinyl windows enclose the upper two residential stories. The commercial ground floor is clad in fiberboard panels will be painted a dark gray -blue shade called Evening Hush. The applicant has included a ground floor ADA (Americans with Disability Act) unit in this project. The permitted uses in the RCC zone allow "multi -family units above office and retail uses" (TMC 18.20.020 7). The Purpose of the RCC zone is stated as "This district implements the Residential Commercial Center Comprehensive Plan designation which allows a maximum of 14.5 dwelling units per net acre. It is intended to create and maintain pedestrian -friendly commercial areas characterized and scaled to serve a local neighborhood, with a diverse mix of residential, retail, service, office, recreational and community facility uses." (TMC 18.20.010). The Federal Fair Housing Act requires an accessible unit in a development of this size and requires local jurisdictions to make reasonable accommodations in their rules and policies to accommodate people with disabilities. The proposal includes commercial uses along street front, therefore complies with the stated purpose of RCC zone and is consistent with the policies of the Tukwila Comprehensive Plan. b. Buildings shall be of appropriate height, scale, and design/shape to be in harmony with those existing permanent neighboring developments which are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures that are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the nonconforming structure's anticipated permanence. This building is 3 stories and 33 feet height. The two adjacent zoning districts, NCC and LDR, both allow structures up to 35 feet in height. The existing permanent structures are all one story buildings. The building massing is constrained by height limitations and parking requirements. The architectural style is traditional. The residential neighborhood overwhelmingly consists of small bungalows while the commercial buildings are architecturally undistinguished. c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure. The building components reflect the uses of buildings. The residential portions of the building are clad in lap siding, white vinyl windows, and 3-tap asphalt shingles. The commercial portions of the building are wrapped in cement board panels that mimic concrete, have projecting metal awnings, and dark -framed aluminum windows. d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. The lap siding on upper stories will be painted dark brown (Behr Chocolate) with Smart White trim. The commercial ground floor will be a painted a blue -gray hue called Evening Hush and the metal awnings will be painted a lighter gray called Manhattan Mist. The base of the freestanding sign and the trash enclosure will be constructed out of gray -colored split -face CMU block. e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual SM Page 5 of 10 0 ZADCD n Clerk's\PC Laserfiche Packet\09-27-12\L12-019 Design Review Staff Report FINAL.docx AhPPROVED 11 buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. This project involves a single structure. Variation to the vertical plane comes through changes in cladding, the metal awnings that project three feet over the sidewalk and windows that are asymmetrically placed. The vertical planes of each side of the building have modulated projections or recessions of approximately one foot running vertically on each side of the second and third floors. 3. LANDSCAPE AND SITE TREATMENT. a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. The site slopes slightly from the street and then levels off after about fifty feet. The site has a large tree, possibly a Hemlock, located within this sloped area and outside the building footprint and paved areas; the tree provides minimal canopy coverage or natural beauty. To minimize grading and filling on the site, the applicant set the building back from the street nearly fifty feet. The plant palate consists predominately of native plants. b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the effects of large paved areas, and break up visual mass. The site is relatively small and constrained by easements to the north and east and a slope from the south. The location of the building on the site requires the recreation area to be placed in the front yard between the building and the street. The applicant expects the rental market to be comprised of young urban professionals. The outdoor recreation space includes a pea patch garden area for the residents to engage in food growing and gardening. C. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on -site recreation areas, and to adjacent public recreation areas shall be provided. Four foot wide walkways line three sides of the building and connect the building entrances to the parking areas, trash enclosure, recreation space and the public sidewalk. The walkways in front of the commercial areas are all covered by awnings. d. Appropriate landscape transition to adjoining properties shall be provided. The code requires a landscape planting bed twenty feet deep consisting of Type 12 landscaping along the front perimeter, five feet deep of Type 2 landscaping along the east side, and ten feet deep of Type 2 landscaping along the rear and the east side because it is adjacent to a Low -Density Residential zone. Additionally, a separated sidewalk with trees planted every 30 feet and groundcover line the street frontage. The rear yard is constrained by a parking and access easement for the parcel to the north. A landscape perimeter is not provided in this location. 4. MISCELLANEOUS STRUCTURES. a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with 2 The purpose of Type 1 landscaping is to provide a light visual separation between uses and consists of one tree every 30 lineal feet and one shrub every 7 lineal feet and 90% groundcover coverage within 3 years. The purpose of Type 2 landscaping is to provide a moderate visual separation between uses and consists of one tree every 20 lineal feet, one shrub every 5 lineal feet and 90% groundcover coverage within 3 years. sm Page 6 of 10 09/20/2012 ZADCD n Clerk's\PC Laserfiche Packet\09-27-12\L12-019 Design Review StaffReport FINAL.docx 12 buildings and surroundings, and structure proportions shall be to scale. Miscellaneous structures consist of a trash collection area, a bike rack for 4 bikes, a picnic area and a freestanding sign. The trash collection area and the base of the freestanding sign will both be constructed from gray split face CMU block. While not described on the plans, the applicant discussed and shows on Attachment B lighted sign boxes mounted to the tops of the awnings for the use of the three commercial tenants. b. The use of walls, fencing, planting, berms, or combinations of these shall accomplish screening of service yards and other places that tend to be unsightly. Screening shall be effective in winter and summer. The east side of the property has an existing chain link fence on the property line that will remain. Ten feet of perimeter landscaping will screen and separate this project from that adjacent residence. The trash collection area will be constructed from split face CMU block that will mirror the gay color used on the base of the building. c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i. e., raised parapets and fully enclosed under roofl and landscaping. Mechanical equipment consists of heat exchangers and electrical boxes located on the east side of the building. Their location was included in the landscape plan with shrubbery used to screen them from view. The adjacent building to the west backs to the project on this side and is further screened by a five foot tall cedar fence along the property line. d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded and restrained in design with no off -site glare spill -over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. Site lighting is provided on the building and from the two streetlights on the public right-of-way. The project involves installing one new streetlight. Light levels are shown on Attachment C; the building mounted lighting does not spill onto adjacent properties. The building mounted light fixture is shown on Attachment D. In addition to the specific criteria of the Board of Architectural Review, proposed development must show consistency with adopted plans and regulations (18.100.030 TMC.) Below are the specific policies from the adopted Comprehensive Plan that relate to the location of the proposal. COMPREHENSIVE PLAN POLICIES B. RESIDENTIAL COMMERCL4L CENTER (RCC) ZONE Goal 7.7: "Residential Commercial Centers that bring small commercial concentrations into existing residential neighborhoods to improve existing residential areas while providing products and services to nearby residents ". 1. The development achieves a pedestrian transition between buildings, streets and adjacent properties (7.7.5). Sidewalks are created across the public frontage and pedestrian paths connect the sidewalk to the building and each commercial space. 2. The development incorporates small-scale pedestrian amenities such as benches and canopies, to convey the impression of a residential center and community focal point (7.7.8). A picnic bench is includes in the recreation space, which is located in front of the building. The picnic bench and the entire recreation area is not fenced in and intended to be available to both residents and employees and guests of the commercial spaces. SM Page 7 of 10 09/20/2012 Z:\DCD n Clerk's\PC Laserfiche Packet\09-27-12\L12-019 Design Review Staff Report FINAL.docx JU) 13 3. The development provides appropriate structural transitions (i.e. use of similar building scale, compatible architectural styles, etc) between residential and commercial areas (7.7.7). The building scale is defined by the zoning code. The surrounding developments are one or one -and -a -half story. The architectural style is traditional. The surrounding built environment consists of older bungalows and nondescript commercial structures. 4. The development employs design elements that help to blend it in with the character of the residential neighborhood (7.7.9). The building employs residential architecture features including lap siding, asphalt roofing shingles, vinyl windows, and a hip roof. S. Where there are existing residential structures on site, the commercial development should be achieved primarily through new construction, rather than the conversion of existing residential structures to commercial uses (7.7.3). There are no existing structures on the site. 6. Through parking placement and setbacks (e.g. locating parking behind or beside buildings), the development should help to achieve compactness of building form and pedestrian orientation, helping to create a focal point in the Residential Commercial Center (7.7.4). Parking is located at the side and rear of the building. The building site is limited .by existing parking and access easements across the west and north of the parcel. The building is setback farther than code requires and about five feet lower than the right of way. CONCLUSIONS DESIGN REHEW CRITERIA 1. Site Design The proposed site design meets the design review criteria. The project developer was faced with the challenge of creating a project that is harmonious with a neighborhood that shows signs of age and disinvestment. The existing homes are overwhelmingly smaller and shorter than code allows and the commercial development is only one story while the code allows three stories. The height and scale of the building are limited by code and the building's size is constrained by parking and recreation space requirements. In order to harmonize with the adjacent single family homes, the project proposes a "residential appearance" to the upper two stories of the building where the residential units are located. Finish materials are residential in appearance and the building's traditional architecture is respectful of the surrounding development. The nature of a mixed -use building is to create commercial space that is visually and physically accessible from the public ways leaving more private spaces available for non-commercial or residential uses. To achieve this end, eight of the nine residential units are located on the two upper floors and the one accessible unit is located on the ground level at the rear of the building. A sidewalk with landscape strip will be the first section of sidewalk along 164th Street and will connect to the front of the building via pedestrian paths. Landscaping will line the vehicular driveway and planting islands will break up the visual appearance of the parking area. Existing easements and topography constrained where the building could be located but the effect of increasing the building's setback from the street will have the effect of visually decreasing the perceived height of the building. Locating the recreation space at the front of the building allows for a transition from the private residences to the public right-of-way. The pea patch garden will act as an active recreation activity that will draw residents outside sM Page 8 of 10 09/20/2012 ZADCD n Clerk's\PC Laserfiche Packet\09-27-12\L12-019 Design Review Staff Report FINAL.docx and afford an opportunity to engage with other members of the community. 2. Building Design. This project can be viewed as a harbinger of future development envisioned in the Comprehensive Plan. The building is larger and taller than the existing development but it is within the size limitations established in the code and it is located on the site in such a way as to minimize the appearance of its mass. The applicant originally proposed a modern or contemporary styled building and changed the design to this more traditional style in an attempt to harmonize with the surrounding residential neighborhood. The use of residential -type finish materials on the residential portions of the building and commercial materials on the commercial portions is effective to illustrate the uses of the building and integrate well into the overall building design. The use of vertical modulation of the walls on the upper floors creates visual interest. The use of one color on the upper stories diminishes the ability to distinguish the modulation and increases the building's prominence. Using a second color on these projecting or receding features on the upper stories could draw attention to the modulation, increase the visual interest, and decrease the appearance of a large vertical surface. Adding a second color to the upper stories should be a condition of approval. The applicant has proposed using split -face CMU block for the sign base and trash enclosure. This detail is not called out on the plans and should be added as a condition of approval. Including a ground floor accessible unit allows the applicant to meet the requirements of the Federal Fair Housing Act (FHA). To meet the code requirement of residential above commercial uses would require an elevator, which would make the project economically infeasible. Locating an accessible unit on the ground floor meets the purpose of the code and is consistent with the purpose of the zoning district and the comprehensive plan and necessary for FHA compliance. 3. Landscaping and Site Treatment. The existing mature Hemlock tree provides very limited canopy coverage and does not contribute to the natural beauty of the site. While the tree can possibly be preserved, grading and utility work may harm the tree and its location is a hindrance to creating a functional recreation space. Staff supports removing the existing Hemlock tree. Recreation space often involves play structures or other items for children. The recreation space includes a pea patch that can be used by either adults or children and supports the current trend of urban farming. Placing the required recreation space in the front of the building will increase the opportunity for residents to interact with other members of the neighborhood. The planting beds meet the requirement for depth but the applicant increased the plant material to approximately twice the plant material required by code. A predominately native plant palate will decrease watering needs although irrigation is still required and provided. Pathways lead around the building and to the public street; the paths adjacent to the building are covered with awnings. 4. Miscellaneous Structures. The final size of the sign and sign base will be verified for code compliance when the applicant applies for a sign permit. The applicant discussed building the trash enclosure and sign base out of gray CMU block to mirror the gray color of the building's base. This material is not called out on the plan and should be added as a condition of approval. The applicant verbally discussed sign light boxes mounted on the awnings for the commercial tenants. Canopy -edge signs (signs mounted above or along the edge of a canopy) are regulated under the sign code. TMC 19.20.050F says that canopy edge signs are limited to a single row of letters not to exceed twelve inches in height. Therefore, light boxes would not be allowed and channel cut letters would be required. This is a code requirement and does not need to be a condition of approval. The miscellaneous structures, including a bike rack, picnic area, wall and freestanding signs, and trash collection area all meet code. sM Page 9 of 10 09/20/2012 Z:\DCD n Clerk's\PC Laserfiche Packet\09-27-12\1,12-019 Design Review Staff Report FINAL.docx �U '15 COMPREHENSIVE PLAN GUIDELINES. The proposal meets the applicable goals of the comprehensive plan. This mixed -use building incorporates commercial spaces to serve the surrounding residential uses and includes residential design features to incorporate into surrounding residential neighborhood. RECOMMENDATION Staff recommends that the BAR adopt the Findings and Conclusions as noted in this staff report and approve the request subject to the following conditions. The trash enclosure and sign base shall be made from gray, split face CMU. This detail is not called out on the plans. 2. Add a second color to the second and third floors in addition to the Chocolate color. The new color shall be applied to the inset/projecting vertical sections to increase the appearance of modulation and to break up the visual mass of the upper stories. Conditions of approval that will be added to the future Building Permit: 1. No changes to the Design Review approved plans and conditions will be allowed without prior approval of the Planning Department, these include changes to the exterior finishes of the building, landscaping (both design and plant species), site plan, and site finishes. If you wish to make any changes you must submit a written request along with a justification for the requested change and an explanation as to why the issue was not addressed as part of the design review process. 2. All design elements on the building and the site, including landscaping must be completed prior to final occupancy. The city will not allow the design elements to be deferred; all items must be completed before final inspection. It is highly unlikely that the city will consider financial guarantee in lieu of completing the work. 3. A soils inspection will be required after amending the soil, but before any plants are installed. 4. An inspection to approve the exterior finishes (materials and colors) is required before doing any exterior finish work, to ensure that the finishes approved as part of the design review process are being used. 5. Prior to requesting a landscaping inspection the applicant shall provide an affidavit from the landscape architect, stating that the landscaping was installed per approved plans. As part of the landscaping inspection you will need to verify that the irrigation system is working properly. Informational Items 1. A sign permit is required for any new signs on the site including building mounted signs. TMC 19.20.050F says that canopy edge signs are limited to a single row of letters not to exceed twelve inches in height. Therefore, light boxes would not be allowed and channel cut letters would be required. 2. This Design Review is subject to a 14 day appeal period. Commencing construction prior to the expiration of the appeal period is at the applicant's risk. SM Page 10 of 10 09/20/2012 ZADCD n Clerk's\PC Laserfiche Packet\09-27-12\L12-019 Design Review Staff Report FINAL.docx Attachment A: Project Discussion McMicken Court 4228 South 164th Street, Tukwila Project Discussion The proposed project consists of a building containing 9 market rent 2 Bedroom, 1 Bathroom apartments, and 3 commercial spaces. 4 of the apartments will be situated on the second and third floor each, one unit will be on the ground floor to comply with the American Disability Act and will be considered accessible. The apartments on the upper floors are accessible through two separate staircases that are situated on opposite ends of the building; providing easy access from either the public right of way or the parking lot. Each unit is assigned two parking spaces. All tenants will have access to a common laundry room. Each of the commercial spaces will be approx. 950 sgft in size and will each have its own unisex accessible restroom. Each of the commercial units will be easily accessible from outside of the building; there are no common corridors. Since access to the units will be directly from the pedestrian walkway and from the parking lot, these units will be perfect for retail or office use. To make the commercial units attractive, and abundance of parking opportunities is be provided. Each unit will have its independent heat and cooling source. Proposed climate control are ducted gas forced air furnaces for heat and heat pumps for cooling. Site Planning The site borders on residential zoning to the East and South (LDR) and on commercial zoning (RCC and NCC) to the West and North. In order to facilitate a transition from the multi family use and the single family use of the adjoining zoning, we situated the building towards the West of the property (towards to commercial area), to allow for a visual transition from multi to single family use. To further mitigate the visual transition, we used the existing topographic feature namely the fact that the property slopes away from the street towards the North. By placing the building towards the lower part of the property it will appear smaller as viewed from the street since it will sit 5 feet below street level. This, too will help to create a more favourable visual transition towards the one story single family building on the adjoining properties. An extensive 10' wide landscape buffer along the East side of the site will not only enhance this visual transition but will also provide screen to improve privacy. To provide a physical transition between the project and the public right of way, we propose a 4' wide pedestrian walkway from the street to the building situated towards the West of the frontage, and a drive -way for vehicular traffic towards the East of the front. In order to create a visual focus point for both entries, we propose extensive landscape features. To reduce the visual impact of large paved areas, the parking lot area is broken up by five landscaped islands. Building Design The challenge of the design process is based on the proximity of the project to the LDR zoning, which is dominated by single family residences. That means that the proposed design should help to mitigate a transition from quasi commercial to residential use. To take this into account, the residential part of the proposed building contains many features that are usually attributed to residential construction like lap siding and vinyl windows. This will help with a more harmonious transition to the residential area. The commercial part of the building on the other hand uses architectural design features usually attributed to commercial building like the steel awnings, the r _'r'RO PV � 17 illuminated signs, and aluminum doors and windows. To avoid monotony of design, the facade of the building is broken up by using different siding materials, but also by cantilevering certain areas of the building. Shopping The units will have easy access to shopping due to the proximity of the Safeway grocery store and the mall on the West side of 42nd Ave South. Southcenter Mall is a 10 minute drive away. Recreation Not counting the landscaped setback areas, the project has a proposed recreation area of ca. 1805 sq ft, of which 305 sq ft. are designated as a picnic area complete with picnic table and BBQ. Further 1190 sq. ft will consist of lawn and there will be 310 sq. ft. of community gardens, where residents will be able to grow vegetables and flowers for their own use. Further opportunities for recreational activity will be Crestview Park, which is a one minute walk from the property. Accessibility The proposed project is centrally located between Interstate 5, Highway 99, and Highway 518. All ramps can be reached from the property within minutes. The five corner junction of South 164th Street, 42nd Ave South and Military Road is an important focus point of this area and allow for an easy reach by car. The immediate area is served by Metro bus route 156. The Tukwila Light Rail station is 1 mile away. Design The proposed building is more than 100 feet away from the junction of Military Road/42nd Ave South 164th Street. The design of the proposed structure is of a traditional nature in order to fit into the neighborhood, which consists mainly of single family residence designed and built during 1940-1960 . The different color patterns of the building will help to differentiate between the commercial part of the building and the residential part. Lighting To provide a safe environment for tenants and visitors alike, proper illumination is essential. All walk and drive ways including the parking lot will be properly illuminated without creating glare, that would impact adjoining residences. The proposed light fixtures are mounted on the surface of the building under the awnings. The awnings not only prevent an uncontrolled dissemination of the light, but will also reflect the light downwards and out to illuminate the parking lot. The existing street light in front of the site, situated on the Southwest corner will provide adequate light at the street access level. Seattle City Light offered to install a second street light on the existing utility pole, which is situated on the Southeast corner of the site. MANUFACTURE / CODE ■ BEHR - CHOCOLATE COCO S-G-760 BEHR - SMART WHITE 730A-1 ■ BEHR EVENING HUSH 770E-6 BEHR - MANHATTAN MIST 760E-2 �Ej r D v 0 n O O CD Q m m 0 A W-,,,re se'-,,,rr T.O.OFROOF 28'-7 ,!Y T.O.OF PLATE 2D-7 UT T.O. FlNIS. FLOOR 1 Ta $14• T.O. 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Z:.i u'2'3�_'• .'tnP +.6 a. fi-~r .3':.".. a•..SrY .c. . 4t• d L • �• • • - imeswae � xuievse ' acme xw- OWN.", _ w.im T.O.46;ED FLOOR say T.O.OV6iliANG -----.�- `- -,_ -.... __ � . - . _r-T -�.• � , ._. ___. _...._._. - _- T --_-_ ._,---- - --. _� - - -- -- _ C� ` ' fit ICG�] = • ' ��"�"u'f[b _ rr[�.�1' N W N - 4 - I c—g. fhom -tmq e—!light Wl- Lofil 9 - 5 —dl. f.., North McMicken Court 4 .—fl. f..l 0 N 0) 3 3 y Y 5 � S O c A S D mm z m Pa O O v t/f m X m Cn ==S5� Front and Back Yew - T s-0• 0 >t S w m in 2 3 P¢ac� _ CCly Foamcraft Standard Model #17 OvSize:SSgfFt: 0 Overall 5` 0" x 1 50 Date: 5/10/99 Scale: 1/2' = 12• Notes: Copyright Notice � _Y em rro �ec.oaec.e. pwo+nee. wnp.e a uee «, ooy ser Mmo�a .,nam commv 0 D �at�w g:awT =I�U� P" WT V D W n 3 CD �F N Ory n CD r cn c. ro � ?1 c m � N. 28 pkppfloowEo� Attachment E: Citizen Comment Letter CITY OF TUKWILA DCD 6300 SOUTHCENTER BLVD STE 100 TUKWILA, WA 98188 SUBJECT: FILE # L12-019, PL12-020 42XX S. 164TH STREET PARCEL # 5379800670 TO: DEPARTMENT OF COMMUNITY DEVELOPMENT .E C E 1.11 CIE D cC)€Yiw jm 9 y IT IS MY UNDERSTANDING THAT THE SURROUNDING AREA IS ZONED FOR SINGLE DWELLINGS AND WE WOULD LIKE FOR IT TO STAY THAT WAY. THE ADDITION OF (9) 2 BEDROOM APARTMENTS WILL HAVE AN UNDESIREABLE EFFECT ON THE LOCAL COMMUNITY. WHEREVER YOU HAVE APARTMENTS THE CRIME RATE GOES UP CONSIDERABLY. WE WOULD LIKE TO SEE MORE EFFORT PUT INTO IMPROVING THE COMMUNITY SUCH AS ENFORCING EXSISTING PROPERTIES TO BE PROPERLY MAINTAINED AND BY REMOVING THOSE THAT ARE BEING USED AS MULTI -FAMILY UNITS. WE HAVE LIVED IN THIS AREA SINCE 1974 AND HAVE NOTICED THAT PROPERTIES HAVE BEEN NOT KEPT UP AND THE ADDITION OF APARTMENTS WILL ONLY DO MORE TO LOWER THE SURROUNDING AREA. SINCERELY GERALD G. HONEMANN 4408 S. 164TH STREET TUKWILA, WA 98188 PHONE (206) 246-0290 1 29 Stacy MacGregor From: Michael Feddema <michael_feddema@hotmail.com> Sent: Thursday, September 13, 2012 3:37 PM To: Stacy MacGregor; michael_feddema@hotmail.com; staceyfeddema@hotmail.com Subject: McMickenCourt project located at 4228South 164th Street Tukwila, WA Attachments: mcmicken.PNG Hello Stacy, This letter is in regards to the "McMicken Court" project located at 4228 South 1641 Street Tukwila, WA. We are the owners of the The Giving Tree Learning Center childcare located at 4230 s 1641 street, directly adjacent to the project. We have an easement which allows us to have priority parking from 6.am — 6pm. The plans currently show there will be some construction and alterations to the existing parking. We have a few concerns that need to be addressed to not affect the operations of our business and the safety of the children attending. . 1. During construction there needs to be some sort of fenced barrier to hide the work being done and keep any children from running into the site coming to and from our building. This will be a huge safety concern for parents bringing children to our daycare. 2. There needs to be approximately 15 parking spaces at the minimum, preferably 20 open at any one time and not under construction. We have 17 staff with cars, and around 80-90 families that drive, as well as two shuttle vans. 3. There is a playground that has proposed parking adjacent to it (marked A on landscape plan) . We are concerned about the safety of children with cars parking directly against the playground with children present. A possibility would be to continue the 5 ft wide evergreen planting border in front of these cars as well as metal posts, curb running the length to prevent lunging vehicles into the playground and hitting a child. It is a huge safety issue with strangers parking in their vehicles up against a playground with clear visibility without a buffer. We also have to conform to state licensing and safety standards, and we do not a licenser to then deem it unsafe pulling our license. 4. We need to ensure that we have priority parking in the easement parking area (Marked A & B on the landscape plan) from 6am — 6pm as stated in the easement agreement. Individual Parking stall signage stating: "Childcare parking 6 a.m — 6.pm" for the easement parking would work. Attached is the landscape plan and please let me know if you received this and if this is sufficient, Sincerely, Michael & Stacey Feddema Cell: 206-353-8865 / 206-353-2704 Email: Michael feddemaOhotmail.com / GTLC@Iive.com 30 1 AAPPROVED o Attachment F: Site Pla ,nd 1st Floor Plan UI,- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - •{ I I I qgP i I I R I I I ay I - I scam I I Ar II II I P I I I i I I a 8 I t I n' I S �b b II H I i � I I b 4v 'E 0 be I 11I 0 3 � v — s � u� I ---------------- d f I d f V d f d II I' d d P Y L-- d f K I d Y T 'I _- II 4 + ems4 d 4 1 F _ _ _ _ 1 ++ 1 - - ns L 8 ------------ 41 i I n L—:--a_»»� p I II 1 r I 5 I ' 1 ° N 1 l N "g N I D I I I I io$ II I mf w €^ 8 I i sge —mw m� I °3 Yoh r�s 9 bad i 1 I Y I 1° I " I � " — I I I I � I ' 9 I I b I I I I I r________— --———- - 1 0°05 - E r____________________'—___ E________________________________—__—_� I .,his I ————————————————————————————————-————————————————————————————————— — — — — —— J N zN v cn t--.n• m>et, �N Z§ J 31 32 8APPROWED 134 7"' r�r Attachment G: 2nd ana ,ird Floor Building Floor Plans 63'6 2'813Y 67 6'6 131 6�--26 L'"6--�-134 7� North 178 - 74 7 Common Area 523 sq ft SE 1013 sq ft 2' NE 1013 sq ft L., . 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ProtmIegwtlrp ebd mpupbepedbnae WmcbaWndemprodk*vk amerce Mndeapeeldmsll, mWmeMn6eepllpwrkWAWIWappped P.PImd_g1. epribn Fell pmae enyM..mtdepb —plteI Y. QDrotneee bwe8 ups me Wddtle pmpdmedeBb de MMWeplp mepemdl. AepeAdmetWmmpMp blOeaeonyauwi redbwdymdme FkWkw wUDnM II fta pwdLA & RM aePea,lan m°Wr ee�jed IWldaaepe DedeIe111oII 'UN I t,Hl, l UM INV I CO. 1. PMdeprer Wedoneesded-iddq—dWsfW —h.pwJr 3ma..eL4frupmtededb. 2. CWee Wk bMDeftV&d,MIWft qr W epedard—srsMNL3 Cmldrbmw Mb O.. S kWpW & pwwmp d sm* WPad a Pwft Tapmm(W eppred e°Jml .edwmdIF m PWJeo Tpprb: , (mm1 ♦Ya r poourdPedBc GWdreeeh*—Pat TV-bj.epp..de°IP7melpWfi Wet Pedk Topwk l4W484-8OL(1Bee) McMicken Court 4M south 16M Street Tukwift WA P& IA iN YL � >JUG< de.t ellaer Qlelfd[16m p,*dtynb. 20,2R ,11— CON 67-12 P4m*&bNd T-2b12 PNPA RWA 84M2 Paft N.W. WIM2 P ft (busts. SGIE,'-100 NOPIH oe.,e..Wl.d.�NeW,Dp 38 PLANT SCHEDULE: t1�ae, C' 0 L � AFC tanxy M _ .� momm� a.veed maa. adtMna6pl Ourlao od Wba-00* Np.0- mo K a room.9 m lluaenam:M em a khk c aar,mW— e�.lm mmk amn.q q 2 � wmaunmml mmn 7em m paamG ou wen emhe d a.PeUfbd ended .ram/edpeapmdeppe ¢ala.a _ mdy rmrppe�red m. m m ewid emtlYp a loamy era m.1 t dMbN ulA — M • bs pm+aynM Ny�a lmavao m aaaay dm.o�ae aowo � na d.im mml» ma oar++v ce pencnp W � Yilllb * ePeallled 0 mr edpe a pa+.a cu K'dmremrdeckmma a12g&Wm m�mm j¢algkeriapllm rota O.eupgt mmabloamw, (� a¢ a.1. wood mmmaa rem kmemmnam admen mama msly .peed kalh,maa wub a pm Wbu d.iap on .a K a mom.. Z aepn nkh P wmmlfp0avh fikYfll QB00 Y flmymm pepxe0 ao0 m add emLp NOTE: alma: me. 0* ambndrod bYLA 1 -� j MCMlc ken Court l 4228 south 1e4th SbW TWcwft WA 4—ON •1.wm ®,a.s.x b..la.bbll 5.7-12 P m &Jbm1ul 7-2lU ftftft..mr saols Ae ftMd1. 9.10.M ftw r..U" mare mmute & Details L-Z b a1m.a l.l�o.ir+.�a, ue �1I31I2. r eit* q Jwiw" Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, _Teri Svedahl HEREBY DECLARE THAT: Notice of Application Notice of Decision x Notice of Public Hearing Notice of Public Meeting Determination of Non- Mitigated Determination of Non - Significance Si nificance Determination of Significance & Scoping Short Subdivision Agenda Notice Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Board of Adjustment Agenda Packet Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this _13 day of _September , _2012 Project Name: McMicken Court Mixed -Use DR Project Number: PL12-020 Associated File Number s : L12-019 Mailing requested by: StacV Maqgre or Mailer's signature: / � // /--� IL� 11A V V V W:\USERS\TERI\TEMPLATES-FORMS\AFFIDAVIT OF DIS IBUTION.DOC City of Tukwila Notice of Hearing McMicken Court Mixed -Use Project Design Review Application LOR cr"bile �, Location: 42XX S. 164th Street, tax parcel #5379800670 — File #'s: L12-019, PL12-020 - COI Applicant/Owner: Ian Hamad Project Planner: Stacy MacGregor, 206433-7166 LOR Project Description: This application is for development of a i new 3-story mixed -use building with 9 2-bedroom apartments Q%i and 3 commercial spaces on a vacant site along with associated ...... clearing and grading, paved parking, landscaping, and site design. . f — Comments and Appeals: The applications are available for N RCC review at the City of Tukwila, Department of Community Development (DCD), located at 6300 Southcenter Blvd #100. ect o t;on You are invited to comment on these projects at a public , hearing before the Board of Architectural Review/Planning 7. U40'56ieet.. Commission, scheduled for 6:30 pm, September 27, 2012 at the Tukwila City Council Chambers, 6200 Southcenter Boule- vard To confirm this date call the Department of Community 1 Development at (206) 431-3670. You are receiving this notice because you are a property owner or tenant within 50011 of this project. City of Tukwila Notice of Hearing McMicken Court Mixed -Use Project Design Review Application LDR Gestv7rv, Location: 42XX S. 164th Street, tax parcel 45379800670 i File #'s: L12-019, PL12-020 Applicant/Owner: Ian Hamad LO Project Planner: Stacy MacGregor, 206-433-7166 LOR Project Description: This application is for development of a new 3-story mixed -use building with 9 2-bedroom apartments n and 3 commercial spaces on a vacant site along with associated 41 clearing and grading, paved parking, landscaping, and site design. Comments and Appeals: The applications are available for RCC review at the City of Tukwila, Department of Community Development (DCD), located at 6300 Southcenter Blvd #100. You are invited to comment on these projects at a public hearing before the Board of Architectural Review/Planning 164tffStneet_ Commission, scheduled for 6:30 pm, September 27, 2012 at �( the Tukwila City Council Chambers, 6200 part Southcenter unity Boule- vard. To confirm this date call the Department of Community Development at (206) 431-3670. City of Tukwila Notice of Hearing McMicken Court Mixed -Use Project Design Review Application LOR cmt Location: 42XX S. 164th Street, tax parcel 45379800670 File #'s: L12-019, PL12-020 { Applicant/Owner: Ian Hamad Lq Project Planner: Stacy MacGregor, 206-433-7166 LDR Project Description: This application is for development of a new 3-story mixed -use building with 9 2-bedroom apartments and 3 commercial spaces on a vacant site along with associated clearing and grading, paved parking, landscaping, and site FT- I I I I' design. Comments and Appeals: The applications are available for RCC review at the City of Tukwila, Department of Community Development (DCD), located at 6300 Southcenter Blvd #100. You are invited to comment on these projects at a public hearing before the Board of Architectural Review/Planning 164th-Street- Commission, scheduled for 6:30 pm, September 27, 2012 at the Tukwila City Council Chambers, 6200 Southcenter Boule- vard. To confirm this date call the Department of Community r u k Development at (206) 431-3670. You are receiving this notice because you are a property owner or tenant within 500ft of this project. City of Tukwila Notice of Hearing McMicken Court Mixed -Use Project Design Review Application LOR C�,,, Location: 42XX S. 164th Street, tax parcel #5379800670 File #'s: L12-019, PL12-020 La Applicant/Owner: Ian Hamad LOR Project Planner: Stacy MacGregor, 206-433-7166 Project Description: This application is for development of a new 3-story mixed -use building with 9 2-bedroom apartments and 3 commercial spaces on a vacant site along with associated clearing and grading, paved parking, landscaping, and site design. -NC - - Comments and Appeals: The applications are available for ^ RCC review at the City of Tukwila, Department of Community Development (DCD), located at 6300 Southcenter Blvd #100. on You are invited to comment on these projects at a public hearing before the Board of Architectural Review/Planning _` 64t>h'Streeti= Commission, scheduled for 6:30 pm, September 27, 2012 at the Tukwila City Council Chambers, 6200 Southcenter Boule- vard To confirm this date call the Department of Community Development at (206) 431-3670. You are receiving this notice because you are a property owner or tenant within 500ft of this project. You are receiving this notice because you are a property owner or tenant within 50011 of this project. E ) f f a@ ;/ G\ ±Q %7 %7 §\0 §/00 em3 e=3 nj#7 . CIS/#7 �/\/ \{§k \\ GQG4 GcTo ) ) d\ \j «7 #« \�� /� ,00 u]7 ,u{? \\)/ \\)\ �E oJ 4. o le ƒ/\\ »E°/ OoGe G±ƒJ e ��'x %�� NAME Thomas P Linda B Marita Michael S & Clausen Diana M Daniel & Suzan K Raymond Gerald G Muris Jerrold R & Linda Joanna M Samuel S & Mary L Petra Kara M Barbara A Khalil D & Sharify Nasratullah Sharify I rfa n Ulysses & Sophia Karl James H Josie A David A Lois H Aaron J & Sandra Simon & Yvonne M Ronald & Elisabetta James & Helen E Szyper Anita & Murray Xinh & Lan T Lam LAST NAME ADDRESS CITY ST Scheffler 16050 42ND AVE S TUKWILA WA HIGHLINE SCHOOL DIST 401 15675 AMBAUM BLVD SW SEATTLE WA Fancey PO BOX 68455 SEATTLE WA Roberto 4416 S 164TH ST TUKWILA WA Clausen 4402 S 164TH ST TUKWILA WA Carrell 4406 S 164TH ST TUKWILA WA Phoenix PO BOX 191267 SAN DIEGO CA Honemann 4408 S 164TH SEATTLE WA Makarevic 4404 S 164TH ST TUKWILA WA MARGARET JENKINS TRUST 4256 S 164TH SEATTLE WA Cowin 4250 S 164TH ST SEATTLE WA Sayson 14004 SE 201ST KENT WA Sewell 4238 S 164TH ST TUKWILA WA Maceda 4240 S 164TH ST TUKWILA WA Lindsley 4236 S 164TH ST TUKWILA WA Schober 11080 HW 970 CLE ELUM WA Amon 19790 40TH AVE S SEATTLE WA MARTAY PROPERTIES L L C 2810 206TH AVCT E LAKE TAPPS WA Curevac 16212 42ND AVE S TUKWILA WA Kollias 16360 42ND AVE S TUKWILA WA Paulsen 16228 42ND AVE S TUKWILA WA Phillips 16218 42ND AVE S TUKWILA WA Anderson 16061 42ND AVE S SEATTLE WA Watson 16205 42ND AVE S SEATTLE WA Packard 16214 MILITARY RD S SEATAC WA Jerde 1621142ND AVE S SEATTLE WA DOLLAR DEVELOPMENT COMPANY 2737 78TH AVE SE STE 201 MERCER ISLAND WA Josowitz 3110 JUDSON ST # 118 GIG HARBOR WA SAFEWAY INC STORE 1493 1371 OAKLAND BLVD STE 200 WALNUT CREEK CA Galliano 4330 S 177TH SEATAC WA Cannon 4419 S 164TH ST SEATAC WA Macpherson 4417 S 164TH ST TUKWILA WA Bui 4409 S 164TH ST TUKWILA WA ZIP 98188 98166 98168 98188 98188 98188 92159 98188 98188 98188 98188 98042 98188 98188 98188 98922 98188 98391 98188 98188 98188 98188 98188 98188 98188 98188 98040 98335 94596 98188 98188 98188 98188 Terry J & Betty J Dooley 16423 44TH LN S SEATAC WA 98188 Warren R Larer 4255 S 164TH SEATTLE WA 98188 Djamel Tlemsani 4253 S 164TH ST TUKWILA WA 98188 Brian E Englin 4234 S 166TH ST SEATTLE WA 98188 Dennis C Jr Warfield 4247 S 164TH ST SEATTLE WA 98188 Warren S & Grace D Baker 4241 S 164TH ST SEATAC WA 98188 Ramiza Kameric 4243 S 164TH ST TUKWILA WA 98188 Shannon Englin 4240 S 166TH ST SEATAC WA 98188 Lyle D & Victoria L Lockwood 4235 S 164TH ST SEATAC WA 98188 Brian Englin 4234 S 166TH SEATAC WA 98188 Harninder Pal Kaur 16450 MILITARY RD S SEATAC WA 98188 George H Sacco 16618 MILITARY RD S SEATTLE WA 98188 Giuseppe & Enzo Morelia PO BOX 68063 SEATAC WA 98168 Raffaele & Sophia Morelia 842 S 147TH ST SEATTLE WA 98168 Enrico & Elena Desimone 1524130TH AVE S SEATAC WA 98188 Enrico Desimone 16420 MILITARY RD S SEATAC WA 98188 Steven M & Bobbie Ly Desimone 4227 S 164TH ST TUKWILA WA 98188 Steven M & Bobbi Lynn Desimone PO BOX 69025 SEATTLE WA 98168 * 4219 SO 164TH ST LLC PO BOX 66956 BURIEN WA 98166 William Fowler 16402 MILITARY RD S SEATTLE WA 98188 COMMUNITY MEMBER 16200 42ND AVE S TUKWILA WA 98188 COMMUNITY MEMBER 4410 S 164TH ST TUKWILA WA 98188 COMMUNITY MEMBER 4232 S 164TH ST TUKWILA WA 98188 COMMUNITY MEMBER 4256 S 164TH ST TUKWILA WA 98188 COMMUNITY MEMBER S 164TH ST TUKWILA WA 98188 COMMUNITY MEMBER 4408 S 164TH ST TUKWILA WA 98188 COMMUNITY MEMBER 16238 42ND AVE S TUKWILA WA 98188 COMMUNITY MEMBER 4418 S 164TH ST TUKWILA WA 98188 COMMUNITY MEMBER 4230 S 164TH ST TUKWILA WA 98188 COMMUNITY MEMBER 16234 42ND AVE S TUKWILA WA 98188 * DOLLAR DEVELOPMENT COMPANY 16219 42ND AVE S Seatac WA 98188 * DOLLAR DEVELOPMENT COMPANY 2737 78TH AVE SE STE #201 MERCER ISLAND WA 98040 * JOSOWITZ SIMON+YVONNE M 3110 JUDSON ST #118 GIG HARBOR WA 98335 * SAFEWAY INC STORE 1493 4011 S 164TH ST Seatac WA 98188 Ian KC ASSESSOR'S OFFICE KC METRO TRANSIT/SEPA OFFICIAL CITY OF SEATAC HIGHLINE SCHOOL DISTRICT GALLIANO RONALD+ELISABETTA DOOLEY MARK A+SARAN N ENGLIN BRIAN SACCO GEORGE H MORELLA GIUSEPPE+ENZO MORELLA RAFFAELE+SOPHIA DESIMONE ENRICO+ELENA DESIMONE STEVEN M+BOBBI LYNN DESIMONE STEVEN M+BOBBI LYNN 4219 SO 164TH ST LLC Hamad ACCOUNTING DIVISION ENVIRONMENTAL PLANNING PLANNING DEPARTMENT 16435 MILITARY RD S Seatac WA 98188 16437 44TH LN S Seatac WA 98188 4234 SO 166TH Seatac WA 98188 4230 S 166TH ST Seatac WA 98188 16436 MILITARY RD S Seatac WA 98188 16432 MILITARY RD S Seatac WA 98188 16424 MILITARY RD S Seatac WA 98188 16418 MILITARY RD S Seatac WA 98188 P 0 BOX 69025 SEATTLE WA 98168 4219 S 164TH ST Seatac WA 98188 4632 NE 89th Street Seattle WA 98115 500 4th AVE, RM# 709A SEATTLE WA 98104 201 S JACKSON ST., MS KSC-1 SEATTLE WA 98104 4800 S 188th STREET SEATAC WA 98188 15675 AMBAUM BLVD SW BURIEN WA 98166 City of Tukwila Department of Community Development August 2nd, 2012 Mr. Ian Hamad 4632 NE 89th Street Seattle, WA 98115 Ian.Hamad@gmail.com RE: Second Technical Comment Letter McMicken Court L12-019, PL12-020 Dear Mr. Hamad: c�r� G_O`�O c- (r , C. aV,J_ -a�� r-- Jim Haggerton, Mayor Jack Pace, Director This comment letter is a follow-up to your Architect's response to Technical Comment Letter #1. I continue to have concerns with the appearance of the building. The building needs to meet the Hotel-Motel/Multi-Family Design criteria of TMC 18.60.050 C and the City's Multi -Family Design Manual. What follows is a list of the building Hotel-Motel/Multi-Family Design criteria from TMC 18.60.050 C that needs to be met and my response to the criteria. a. Architectural style is not restricted; evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood. This building should be viewed as a transitional building between the commercial uses to the west and the residential homes directly east and south of the site. The proposed structure's style does not harmonize with the surrounding predominately 1 and 1-1/2 story, 1920's cottages that comprise the residential neighborhood adjacent to the site. b. Buildings shall be of appropriate height, scale, and design/shape to be in harmony with those existing permanent neighboring developments which are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important forperimeter structures. Adjacent structures that are not in conformance with the . Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the nonconforming structure's anticipated permanence. The adjacent McMicken Neighborhood is an existing permanent development recognized in the Comprehensive Plan and, as such, the building shall be in harmony with the height, scale, and design/shape of the existing neighborhood. The zoning code puts limits on the height and scale of the buildings but the design review process is intended to ensure harmony in design/shape. As a contemporary building, the building,does not harmonize with the surroundings. c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure. Based on Mr. Ikejiani's response, a goal of the project was to visually separate the two uses. The separation is too SM Page 1 of 4 HA112-019 McMicken Court\Tech Comments 2.doe 08/02/2012 6300 Southcenter Boulevard, Suite 9100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 i successful. The building components, particularly window type, 3-tab roofing, and light fixture choice are not integrated into the overall building design. Windows are minimal and result in large expanses of blank walls. According to the response, economics drove some design decisions, and, while economics are critical to a project's success, the economic -based ancillary components are not integrated with the overall style of the building and diminish the appearance of the project's quality. d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. This criterion is met. e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. See #3 regarding windows and blank walls. I found some examples of rooflines similar to this proposal that I am including along with photos of adjacent neighborhood for comparison. These buildings have a similar roofline: Interestingly, the daycare behind this project also shares a similar roofline. However, the building is oriented with the sM Page 2 of 4 08/02/2012 HA112-019 McMicken Court\Tech Comments 2.doc roof facing the street rather than the half -gable ends facing the street. The split peak is completely hidden from street view: Side view of daycare taken from behind another commercial structure and not visible from the street. Adjacent commerical development includes some contemporary features such as metal siding but is generally bereft of architectural style. Many of these buildings are in the City of SeaTac and presumably conform to SeaTac's code but are not subject to the City of Tukwila's code. sM Page 3 of 4 08/02/2012 HA112-019 McMicken Court\Tech Comments 2.doc The adjacent residetnial development is nearly overwhelmingly 1920s era cottages and cape style homes. The building needs to be designed so that it harmonizes with the existing residential neighborhood. In its current incarnation, it does not meet this criterion. If you have any questions, I can be reached at 206-433-7166 or by email at stacy.mac regor,@tukwilawa.gov. I will be out of town the week of August 6-10. Sincerely, Stacy MacGregor Assistant Planner cc. File (PL12-020) Email: Ian Hamad < lan.Hamad@gmail.com> sM Page 4 of 4 08/02/2012 HA112-019 McMicken Court\Tech Comments 2.doc r Date: 07.23/2012 Att: Stacy MacGregor, Assistant Planner City of Tukwila, WA CC: Mr. Ian Hamad, Owner Baumeister, LLC Re: Response to Planning Department Comments dated 07.18.2012 Dear Ms. MacGregor, I am writing on behalf of my client Mr. Ian Hamad in response to some of the building design section comments of the "first technical review" letter issued on July 18tn, 2012. Your comments are as stated: 2. BUILDING DESIGN a. The criterion does not restrict architectural style and does require harmony with the surrounding development particularly to respect the adjacent single family zoning and use. The choice of lap siding, 3-tab roofing and white vinyl windows on the upper stories, while residential in nature, seem inconsistent with the modern architecture. Either consistently reflect a modern style or embrace a traditional residential style. Today's "Modern Architecture" does not fall into a residential or commercial category. It is usually both. The mere fact that we are using modern components to construct this building categorizes it as a "Modern" building. The correct term, I believe, should be called "Contemporary". Being that said, the building type is one of a mixed use variety where we are combining two types of uses with one being commercial and the other being residential. So in order to be successful in the design of such structures, we tried to visually separate the two but at the same time provide a design sollution that marries the two building types together. I believe we have successfully done so in this design. The property lies close to an intersection where most of the adjacent properties are commercial in nature and do not reflect any residential characteristics. Our design d a a f g n a t u d l o a 3515 no 61h avenue portland I or 197213 t 1971.238.0911 t 1206.384.4511 f 503.296,2852 e infogflowds.com w www.flowds.com attempts to anchor both building types into one by observing the materials from the commercial buildings to the Southwest and the lone residential structure to the East of the property. Also factored into the equation is practicality and cost. is generally a wet one. Tukwila averages about 38.1 component. The climate in Pacific Northwest inches of rain per year. So, one important design consideration was how to keep the building dry and water tight. A critical design component of the local vernacular architecture of the region is a pitched roof design. This design encompassed that vernacular component and as a result, we believe that aforementioned 3-Tab roofing material is appropriate for the structure. The pitched roof both fulfills the vernacular design component, while the 3-tabbed roofing shingles fulfills an economic The vinyl windows in the upper portion provide a residential component to the design and clearly identify the upper floors as residential units. The lower portion windows and openings are fitted with commercial storefront windows and reflect its use. I disagree that the vinyl windows are not considered "modern". I believe that in good design, modern or not, the individual components of the building do not identify the building as "modern" rather the overall composition of these elements. b. The combination of a pitched roof and no overhang seems at odds. The center section seems too prominent (too wide) and the center pitch seems to compete with the side sheds. Can you provide images of this roofline used elsewhere? I have to disagree with your observation above. The clean lines of any building constitute one element of contemporary architecture. The addition of overhangs tends to align more with traditional architecture rather than that of today's contemporary design. The images below only illustrate a multitude of designs that are available that support my statement. I believe that the example images included in r-=l_ C=)- W d. a t p n a t u d t o a 3515 no 6jh avenue portland I or 197213 t 1971.238.0911 t 1206.384.4511 f 503.296.2852 e infoRowds.com w www.flowds.com this letter clearly illustrate this. Finding a building with a similar roofline to the design we have created is almost impossible. The design was generated from the combination of Mr. Hamads' building programming needs, 4 L 1 functionality and last but not t least creativity derived from ------ over 25 years of experience in building design. The roof design that we have 71 presented, solves an 4 important technical problem. If the roof were to be a single pitch roof, we would be very concerned as to what to do with the large amount of rain water that would have to be drained off the roof. This design resolves this problem by dividing the roof into 4 distinct sections. Consequently, it also divides the drainage load coming from the roof into 4 areas. This is one practical solution that drove the design. Also, with a shallow pitch in the center portion of the roof, we were able to achieve the desired look of a flat roof without the expense and maintenance of one. The perspective views (not the elevations) generated, illustrate that the center roof portions will be partially hidden and will almost render this section as a flat roof from a pedestrian perspective. Again, function and practically drive design. The center section represents both the vertical and horizontal circulation components of the 0 4.& 0 0 F",16.16nJ : building. By code, ..W `ie oW OP-wr- Iee>m G, rcu la+ton this element is required in the Q building as a function of Life and Safety and cannot be �} disregarded. """��"`""'"' (�"}1our�' ®Vi7�D So to answer your .1- ,pn question as to can we find another example of this roofline? The answer would be no at this time because we believe that this particular roof to be "unique". Could there be possibly another roofline that is similar to ours somewhere in the World? I can say maybe, but not with certainty because I have not seen it. F--- L— o w design s t v 0 l o s 3515 no 670' avenue portland I or 1 97213 1 t 1971.238.091 t 1206.384.4511 f 503.296.2852 e info@Howds.com w www.flowds.com As for the center roof pitch competing with the side roof pitches in my opinion is not a design issue. The elevation images that you are looking at are just that. No human will view a building in pure elevation. As stated earlier, from a perspective view, the center roof pitch will almost disappear from view. c. The strong horizontal separation between the ground floor and upper stories seems to not reflect modern style architecture. Can upper story elements be carried to the ground and break up the base vs. top effect? The answer would be yes, but why? The concept of this project from inception was to create a distinct design that would encompass simple geometry that is expressive as a function of the building. As previously stated, this project has two design requirements; residential living spaces and commercial/merchant spaces. We purposefully designed the building to include both components but relegated each to be distinct by their application. The residential portion was to contain the elements that architecturally define residential construction. One component that we chose to incorporate for the exterior cladding is lap phi al%►�C+� ,y�y��G/A11 I=- C:�r w d s s i Q n s f u 0 i o s 3515 no Vh avenue portland I or 1 97213 1 t 1971.238.0911 t 1206.384.4511 f 1503.296.2852 e info@flowds.com w www,flowds.com siding. This is supplemented by large vinyl window openings and a bay window motif, which by nature are residential components. The windows were complimented by a horizontal wall panels to emulate ribbon window design. The panel wall system added the design component that connected the residential portion to the commercial portion. I believe that we have achieved a delicate balance in doing so. The lower portion of the design was destined for commercial use. To emphasize this design, we used materials and finishes that dictated such. Those elements include large aluminum storefront windows and doors, a cement board panel wall system and a metal awning system. In my opinion, the colors chosen for the commercial portion of the building assist further in solidifying the underlying concept. STA AI q 6F P1 1 a ,Si{_-M i,, AU, 1�� In conclusion, you are correct in stating that the code does not restrict architectural style. However, we have made an attempt to design a building that not only conforms to the building code requirements, but also adds a unique design signature. The design signature we believe is unique in that in encompasses the multi -use component of the architectural program as well as the regional vernacular components. With this design, we have paid respect to the commercial component of the design, but equally important the residential component as well. Here, the tenants of this building will call it "home", and in this case, a "unique home". With Kind Regards, emmanuel d ikejiani I director /10Wsign studios, Ilc P=_ I C__2. LLI d• f i g n s t u d i o s 3515 no Gr avenue portland I or 197213 t 971.238.0911 t 206.384.4511 f 503.296.2852 e info@flowds.com w www.flowds.com -7 1 if i?/ y . jay • Cl of Tukwila Jim Haggerton, Mcryor • Department of Community Development Jack Pace, Director July 18, 2012 Mr. Ian Hamad 4632 NE 89"' Street Seattle, WA 98115 Ian.Hamad@gmail.com RE: First Technical Comment Letter McMicken Court L12-019, PL12-020 Dear Mr. Hamad: The City has completed its review of the above Public Hearing Design Review application. The application was submitted on June 7, 2012, routed to City departments for review, and deemed complete on June 21, 2012 for the purpose of meeting state -mandated time requirements. Please find below a list issues compiled by Community Development, Public Works, Fire, and Building Department staff regarding this project. In order to move forward with your application, we need a response on the following comments. Some may involve a revision of the plans and other comments may just be addressed in writing as way of an explanation. Planning Department: Contact Stacy MacGregor at (206) 433-7166 if you have any questions regarding the following comments. 1,4�rovide a thorough written discussion of your project and how it is consistent with the design criteria for Board of Architectural Review (BAR) in Tukwila Municipal Code (TMC) Chapter 18.60.050 C (provided previously). This discussion will be included in the packets given to the BAR members and used to evaluate your project. Board of Architectural Review: Hotel, Motel and Multi -Family Design Review Criteria 1. SITE PLANNING. Parking stalls along west side need to be 19' deep not 17' deep. 2' of overhang in the landscape buffer is permissible in this area. Relocate the trash collection area to the rear of the building. If it has to go in landscape area at the NW corner that is preferred to the front of the building. i. Show the structure details of the trash collection area on the plans. A modern -look to this structure is appropriate. 2. BUILDING DESIGN a. The criterion does not restrict architectural style and does require harmony with the surrounding development particularly to respect the adjacent single family zoning and use. The choice of lap siding, 3-tab roofing and white vinyl windows on the upper stories, while residential in nature, seem inconsistent with the modern sM Page 1 of 4 07/18/2012 HA112-019 McMicken Court\Tech Comments l.doc 6300,5outhcenterBoulevard, Suite 4100 • Tukwila, TVashington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 architecture. Either consistently reflect a modern style or embrace a traditional residential style. b. The combination of a pitched roof and no overhang seems at odds. The center section seems too prominent (too wide) and the center pitch seems to compete with the side sheds. Can you provide images of this roofline used elsewhere? c. The strong horizontal separation between the ground floor and upper stories seems to not reflect modern style architecture. Can upper story elements be carried to the ground and break up the base vs. top effect? d. Describe the awnings and provide details of look and material. e. Describe the wall finishes. f. Either the north or south elevation on the elevation sheet (unnamed) is transposed. The "right" side of both elevations is wider than the left side. g. The colored elevations and the drawing are slightly different. Revise so they are the same. 3. LANDSCAPE AND SITE TREATMENT. �. Fencing is expected along the east and west property lines. Show or discuss the style of fence (existing or proposed). Will grade changes and site work realistically allow the Hemlock to remain? 1,800 sf of recreation space is shown as required. The passive recreation underneath the Hemlock is open space but is not passive or active recreation space and the fenced children's play area is only useful if children are tenants. Design the recreation space to be livable outdoor space that is useful. We discussed putting in a pea patch/garden plots for the tenants. A barbeque area or picnic area would be useful. Children's play space is not necessary given the number of units, the anticipated market, and the proximity to the park. ,&' Dividing the recreation space with a walking path is not ideal, Try to relocate the walking path to the west side of the recreation space. e. The plant palette does not provide enough diversity or plant coverage. Revise the plan to include: i. Choose native plants. None of the plants shown are native species. ii. Increase plant palette for diversity. The same tree type and ground cover type across the site is not acceptable. iii. The plant coverage needs to be significantly increased. Relying on ground cover for landscape coverage is not sufficient. Tree and shrub coverage needs to increase by double or greater. iv. Groundcover shall be planted 12" o.c. or closer. v. Cercis Canadensis shall be replaced; it is too short lived in this area. vi. Acer rubrum along the west side may be used provided it is not columnar. Parking lot shading and a tree canopy adjacent to the residential zone is desired in this area. -vi: —Tlie row ball' any balled and burlaped 2" caliper tree needs to be at least 24" in diameter and 14" - deep. f. Add the following notes to sheet L-1 Plant selection requirements: 1. 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 free 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). 2. All landscaped areas shall be planted with a plant density to achieve 90% cover within 3 years. 3. Irrigation: All landscape areas shall be served by an automatic irrigation system. Water conservation features such as moisture sensors with automatic rain shut-off devices, automatic timers, pressure regulating devices, backflow prevention devices, separate irrigation zones for grass and planting beds, and sprinkler heads matched to site and plant conditions shall be installed. Irrigation water shall be applied with goals of avoiding runoff and overspray onto adjacent property, no -irrigated areas and impervious surfaces. An irrigation plan shall be included as part of a future building permit 4. Installation of the landscaping and screening shall be completed and a Landscaping Declaration submitted by the owner or owner's agent prior to issuance of the certificate of occupancy. If necessary due to weather conditions or construction scheduling the installation may be postponed to the next planting season if approved by the Community Development Director and stated on the building permit. A performance sM Page 2 of 4 07/18/2012 HA112-019 McMicken Court\Tech Comments Ldoc assurance device equal to 150% of the cost of the labor and materials must be provided to the City before the deferral is approved. The property owner shall keep all planting areas free of weeds and trash and replace any unhealthy or dead plant materials for the life of the project in conformance with the intent of the approved landscape plan and TMC 8.28.180. 5. Trunk shall be located in the center of the root ball. Planting Notes: 1. Site preparation and planting of vegetation shall be in accordance with best management practices for ensuring the vegetation's long-term health and survival and shall include incorporation and tilling in of organic material to a depth of 18 inches and mulching. 2. 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 flare, where the roots and the trunk begins, should be about one inch from the surrounding soil. Inspections: 1. After approval by the City's Board of Architectural Review, no changes are allowed without prior approval of the Planning Department, these include no changes to the landscaping (both design and plant specie) If you wish to make any changes you must submit a written request along with a justification for the requested change and an explanation as to why the issue was not addressed as part of the design review process. 2. A soils inspection is required after amending the soil, but before any plants. Prior to requesting a landscaping inspection please provide a landscaping affidavit from the landscape architect, stating that the landscaping was installed per approved plans. Landscape inspection can occur any time after the plants are planted. You do not need to wait until the end of the project to schedule the landscaping inspection. As part of the landscaping inspection you will need to verify that the irrigation system is working properly. 3. Final inspection requires a signed Landscape Declaration. 4. MISCELLANEOUS STRUCTURES. a. Signage is shown on the renderings. The sign design and location is a part of design review. Provide a detail of the signs (building mounted and freestanding signs) for review. Describe any requirements (height, illumination, letter type such as channel cut for the building signs to maintain conformity amongst tenants. b. Racks for at least 4 bikes are required. Provide cut sheets and show on plans. Consider creating some sort of covered bike area for tenants. c. Choose building mounted light fixture th& mirror the modern design of the building. d. Show or describe the location and size of any rooftop mechanicals and how they will be screened from adjacent properties. Are there any ground mounted mechanicals/heat pumps? Show on plans. Public Works Department: Contact Dave McPherson at (206) 431-2448 if you have any questions regarding the following comments. Design Review — L12-019 Public Works has no Design Review comments. Miscellaneous Comments: 1. Owner/Applicant to provide a completed Traffic Concurrency Certificate Application. Test Fee based on less than 5,000 gross floor area (for Office) at $1,800.00 plus 9 residential units at $1,200.00 = total of $3,000.00; due at issuance of future Building permit. 2. A Transportation Impact Fee applies to the future Building permit. Transportation Impact Fee based on 2,961sq ft gross floor area (for Office) in Zone 3 at $4.95 per sq ft = $14,656.95 plus 9 residential units at $435.09 per dwelling unit = $3,915.81. Total of $18,572.76; due at issuance of future Building permit. 3. Provide a completed Public Works permit fee estimate sheet as part of future Building permit. (For Public SM Page 3 of 07/18/2012 HA112-019 McMicken Court\Tech Comments Ldoc Works activities only including — land altering, storm drainage, erosion control, curb/gutter/sidewalk, street light, water, sanitary sewer, street paving, and undergrounding of power. 4. Work within the S. 1641h Street Public right-of-way requires a Street Use as part of the future Building permit. Bonding, insurance, and a Hold Harmless Agreement for work within the Public Right -of -Way are required. 4. All utilities including power are required to be underground, per City of Tukwila ordinance. 5. Site is Level 2 — Conservation to Forested (flow control standard). Storm drainage shall be per the 2009 King County — Surface Water Design Manual. See portion of Public Works (Infrastructure Design and Construction Standards) — enclosed. An infrastructure design and construction standard manual, is available at the Public Works Department and on the City Web Site. Building Department: Contact Bob Benedicto at (206) 431-3670 if you have any questions regarding the following comments. Two code provisions that may impact the floor plan and/or the building exterior: 1. IBC Section 1022.1: Stairs need to be enclosed by one -hour fire barriers, also, provisions for afire sprinkler riser room with access from the exterior of the building is necessary. 2. IBC Section 1107.4: The walkway around the perimeter of the building must provide a clear unobstructed width of 44" (clear of encroachment by parked vehicles). Fire Department: Contact Don Tomaso at (206) 575-4407 if you have any questions regarding the following comments. 1. Address, suite numbers and apartment numbers will be assigned by the fire department. 2. Fire Lanes shall be marked per TMC 16.16.070. 3. Ensure fire hydrant coverage of 150' by path of travel to building is provided. New fire hydrant installations shall meet City of Tukwila and Highline Water District Requirements. Next Steps Your next step is to address the comments made in this letter. Once you have addressed the comments and revised the plans, first send me electronic copies for review. There are not any civil plan changes needed for design review. The BAR meets again on August 23th. I will need to know by July 24th if you intend to make the August meeting. In order to make this BAR meeting, I need to have an electronic version of all necessary documents with revisions by July 31th' I will also need multiple complete sets of plans, an electronic versions and the colors and materials board by August 14�h. When the date gets closer, we can discuss what quantity of which sheets are needed. (Also, I will be out of town the week of August 6-10.) If you have any questions, I can be reached at 206-433-7166 or by email at stacy.macgregor@tukwilawa.gov. Sincerely, Stacy �acgor Assistant Planner Attachments: (Portion of) Public Works Infrastructure Design and Construction Standards cc. File (PL12-020) Email: Ian Hamad < Ian.Hamad@gmail.com> sM Page 4 of 4 HA112-019 McMicken Court\Tech Comments Ldoc 07/18/2012 7 McMicken Court 4228 South 164th Street, Tukwila Project Discussion The proposed project consists of a building containing 9 market rent 2 Bedroom, 1 Bathroom apartments, and 3 commercial spaces. 4 of the apartments will be situated on the second and third floor each, one unit will be on the ground floor to comply with the American Disability Act and will be considered accessible. The apartments on the upper floors are accessible through two separate staircases that are situated on opposite ends of the building; providing easy access from either the public right of way or the parking lot. Each unit is assigned two parking spaces. All tenants will have access to a common laundry room. Site Planning The site borders on residential zoning to the East and South (LDR) and on commercial zoning (RCC and NCC) to the West and North. In order to facilitate a transition from the multi family use and the single family use of the adjoining zoning, we situated the building towards the West of the property (towards to commercial area), to allow for a visual transition from multi to single family use. To further mitigate the visual transition, we used the existing topographic feature namely the fact that the property slopes away from the street towards the North. By placing the building towards the lower part of the property it will appear smaller as viewed from the street since it will sit 5 feet below street level. This, too will help to create a more favourable visual transition towards the one story single family building on the adjoining properties. An extensive 10' wide landscape buffer along the East side of the site will not only enhance this visual transition but will also provide provide a screen to improve privacy. To provide a physical transition between the project and the public right of way, we propose a 4' wide pedestrian walkway from the street to the building situated towards the West of the frontage, and a drive -way for vehicular traffic towards the East of the front. In order to create a visual focus point for both entries, we propose extensive landscape features. To reduce the visual impact of large paved areas, the parking lot area is broken up by five landscaped islands. Building Design The challenge of the design process is based on the proximity of the project to the LDR zoning, which is dominated by single family residences. That means that the proposed design should help to mitigate a transition from quasi commercial to residential use. To take this into account, the residential part of the proposed building contains many features that are usually attributed to residential construction like lap siding and vinyl windows. This will help with a more harmonious transition to the residential area. The commercial part of the building on the other hand uses architectural design features usually attributed to commercial building like the steel awnings, the illuminated signs, and aluminum doors and windows. To avoid monotony of design, the facade of the building is broken up by using different siding materials, but also by cantilevering certain areas of the building. Shopping The units will have easy access to shopping due to the proximity of the safeway and the mall on the West side of 42nd Ave South. Southcenter Mall is a 10 minute drive away. UA Recreation Not counting the landscaped setback areas, the project has a proposed recreation area of ca. 2900 sq ft, of which at least 450 sq ft. will be reserved and fenced as a children's play area with a swing set. Further opportunities for recreational activity will be Crestview Park, which is a two minute walk from the property. Accessibility The proposed project is centrally located between Interstate 5, Highway 99, and Highway 518. All ramps can be reached from the property within 5 minutes. The five corner junction of South 164th Street, 42nd Ave South and Military Road is an important focus point of this area and allow for an easy reach by car. The immediate area is served by Metro bus route 156. The Tukwila Light Rail station is 1 mile away. Exposure The proposed building is more than 100 feet away from the junction of Military Road/42nd Ave S./South 164th Street. The first floor is situated ca. 5 feet below street level. This might be disadvantageous for the commercial tenants; the danger of being overlooked by potential customers. To compensate for these factors and to improve the exposure of the building we decided to use a modern design with contrasting colors. The different color patterns will help to differentiate between the commercial part of the building and the residential part. Lighting To provide a safe environment for tenants and visitors alike, proper illumination is essential. All walk and drive ways including the parking lot should be properly illuminated without creating glare, that would impact adjoining residences. The proposed light fixtures are mounted on the surface of the building under the awnings. The awnings not only prevent an uncontrolled dissemination of the light, but will also reflect it downwards and out to lighten the parking lot. The existing street light in front of the site, situated on the Southwest corner will provide adequate light at the street access level. Seattle City Light offered to install a second street light on the existing utility pole, which is situated on the Southeast corner of the site. Each of the commercial spaces will be approx. 950 sgft in size and will each have its own unisex accessible restroom. Each of the commercial units will be easily accessible from outside of the building; there are no common corridors. Since access to the units will be directly from the pedestrian walkway and from the parking lot, these units will be perfect for retail or office use. To make the commercial units attractive, and abundance of parking opportunities will be provided. Each unit will have its independent heat and cooling source. Proposed climate control are ducted gas forced air furnaces for heat and heat pumps for cooling. 1 �" `I �� ..-A �D� A� � � C, RECEIVED 1 JUL 0 3 2012, 1906 IN I Department of Community Development 6300 Soutlu:enter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX (206) 431-3665 E-mail: tukplan@ci.tukwila.wa.us AFFIDAVIT OF INSTALLATION AND POSTING OF PUBLIC INFORMATION SIGNS) RP—M40fimm State of Washington County of King City of Tukwila I -T-aK Ha v,,LQo (PRINT NAME) understand that Section 18.104.110 of the Tukwila Municipal Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice of Completeness. I certify that on,,,' r Z 1- 2.1 z- the Public Notice Board(s) in accordance with Section 18.104.110 and the other applicable guidelines were posted on the property located at w 'S" /may a A-C f so as to be clearly seen from each right-of-way primary vehicular access to the property for application file number L f 2 - O l a . I herewith authorize the City of Tukwila or its representative to remove immediately dis ose of the sign at the property owner's expense, if not removed in a timely thin fourteen 14) days of a Notice letter. App ant r Project Manager' . Signature On this day personally appeared before me ZZLI 0q A t-� a to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein SUBSCRIBED AND SWORN to before me thisoetr4 day of C�t/� 20,A •``���` SEW9y Itt�tttt NOTARY PUB1,14n and for de State o ashington g =� "���;,••••"„a,� residing at _ /�i tlA t!lllt/-r/t'L/ tt%k, > /urOit% M Exa''h,, / stp =� :� _ - o g_ac� d ; o - ' � = 1-- � My commission expires on PU= C9 4 8- �__ �'''�� 5 irtitt'gTE`OF\�P\ ; P:\Planning Forms\Applications\SignSpecHandout-12-06.doc October 20, 2006 ,P Cite q J a&viea Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, _Teri Svedahl , HEREBY DECLARE THAT: x Notice of Application Notice of Decision Notice of Public Hearing Notice of Public Meeting Determination of Non- Mitigated Determination of Non - ,Significance Significance Determination of Significance & Scoping Short Subdivision Agenda Notice Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Board of Adjustment Agenda Packet Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this _5 day of _July , 2012 Project Name: McMicken Court Mixed Use Design Review Project Number: PL12-020 Associated File Number s : L12-019 Mailing requested by: Stacy MacGregor Mailer's signature: / //V Iv� W:\USERS\TERI\TEMPLATES-FORMS\AFFIDAVIT OF DISTRIBUTION.DOC City of Tukwila Notice of Application McMicken Court Mixed -Use Project Design Review Application 777,77,777"..' E Location: 42Y_X S. 164th Street, tax parcel #5379800670 File Ws: L12-019, PL12-020 Applicant/Owner: Ian Hamad Project Planner: Stacy MacGregor, 206 -433-7166 Pro ject Description: This application is for development of a new 3-story mixed -use building with 9 2-bedroom apartments and 3 commercial spaces on a vacant site along with associated clear ing and grading, paved parking, landscaping, and site design. V _0 Comments and Appeals: The application is available for review '41 at the City of Tukwila, Department of Community Development (DCD), located at 6300 Soutlicenter Blvd #100. Your written comments on the project are requested and can be tion delivered to DCD, 6300 Southcenter Blvd., Ste 100 Corn ments must be received by 5:00pm on July 19, 2012. You may request a copy of any decision, information on hearings, and your appeal rights by calling 206-433 -7166. Opportunity for additional oral and written public comments will be provided at a public hearing before the Board of Architec- tural Review. You are receiving this notice because you are a property owner or tenant within 500ft of this project. 0 9 NAME Thomas P Linda B Marita Michael S & Clausen Diana M Daniel & Suzan K Raymond Gerald G Muris Jerrold R & Linda Joanna M Samuel S & Mary L Petra Kara M Barbara A Khalil D & Sharify Nasratullah Sharify Irfan Ulysses & Sophia Karl James H Josie A David A Lois H Aaron J & Sandra Simon & Yvonne M Ronald & Elisabetta James & Helen E Szyper Anita & Murray Xinh & Lan T Lam LAST NAME ADDRESS CITY ST Scheffler 16050 42ND AVE S TUKWILA WA HIGHLINE SCHOOL DIST 401 15675 AMBAUM BLVD SW SEATTLE WA Fancey PO BOX 68455 SEATTLE WA Roberto 4416 S 164TH ST TUKWILA WA Clausen 4402 S 164TH ST TUKWILA WA Carrell 4406 S 164TH ST TUKWILA WA Phoenix PO BOX 191267 SAN DIEGO CA Honemann 4408 S 164TH SEATTLE WA Makarevic 4404 S 164TH ST TUKWILA WA MARGARETJENKINS TRUST 4256 S 164TH SEATTLE WA Cowin 4250 S 164TH ST SEATTLE WA Sayson 14004 SE 201ST KENT WA Sewell 4238 S 164TH ST TUKWILA WA Maceda 4240 S 164TH ST TUKWILA WA Lindsley 4236 S 164TH ST TUKWILA WA Schober 11080 HW 970 CLE ELUM WA Amon 19790 40TH AVE S SEATTLE WA MARTAY PROPERTIES L L C 2810 206TH AVCT E LAKE TAPPS WA Curevac 16212 42ND AVE S TUKWILA WA Kollias 16360 42ND AVE S TUKWILA WA Paulsen 16228 42ND AVE S TUKWILA WA Phillips 16218 42ND AVE S TUKWILA WA Anderson 1606142ND AVE S SEATTLE WA Watson 16205 42ND AVE S SEATTLE WA Packard 16214 MILITARY RD S SEATAC WA Jerde 16211 42ND AVE S SEATTLE WA DOLLAR DEVELOPMENT COMPANY 2737 78TH AVE SE STE 201 MERCER ISLAND WA Josowitz 3110 JUDSON ST # 118 GIG HARBOR WA SAFEWAY INC STORE 1493 1371 OAKLAND BLVD STE 200 WALNUT CREEK CA Galliano 4330 S 177TH SEATAC WA Cannon 4419 S 164TH ST SEATAC WA Macpherson 4417 S 164TH ST TUKWILA WA Bui 4409 S 164TH ST TUKWILA WA ZIP 98188 98166 98168 98188 98188 98188 92159 98188 98188 98188 98188 98042 98188 98188 98188 98922 98188 98391 98188 98188 98188 98188 98188 98188 98188 98188 98040 98335 94596 98188 98188 98188 98188 Terry J & Betty J Dooley 16423 44TH LN S SEATAC WA 98188 Warren R Larer 4255 S 164TH SEATTLE WA 98188 Djamel Tlemsani 4253 S 164TH ST TUKWILA WA 98188 Brian E Englin 4234 S 166TH ST SEATTLE WA 98188 Dennis C Jr Warfield 4247 S 164TH ST SEATTLE WA 98188 Warren S & Grace D Baker 4241 S 164TH ST SEATAC WA 98188 Ramiza Kameric 4243 S 164TH ST TUKWILA WA 98188 Shannon Englin 4240 S 166TH ST SEATAC WA 98188 Lyle D & Victoria L Lockwood 4235 S 164TH ST SEATAC WA 98188 Brian Englin 4234 S 166TH SEATAC WA 98188 Harninder Pal Kaur 16450 MILITARY RD S SEATAC WA 98188 George H Sacco 16618 MILITARY RD S SEATTLE WA 98188 Giuseppe & Enzo Morella PO BOX 68063 SEATAC WA 98168 Raffaele & Sophia Morella 842 S 147TH ST SEATTLE WA 98168 Enrico & Elena Desimone 15241 30TH AVE S SEATAC WA 98188 Enrico Desimone 16420 MILITARY RD S SEATAC WA 98188 Steven M & Bobbie Ly Desimone 4227 S 164TH ST TUKWILA WA 98188 Steven M & Bobbi Lynn Desimone PO BOX 69025 SEATTLE WA 98168 * 4219 SO 164TH ST LLC PO BOX 66956 BURIEN WA 98166 William Fowler 16402 MILITARY RD S SEATTLE WA 98188 COMMUNITY MEMBER 16200 42ND AVE S TUKWILA WA 98188 COMMUNITY MEMBER 4410 S 164TH ST TUKWILA WA 98188 COMMUNITY MEMBER 4232 S 164TH ST TUKWILA WA 98188 COMMUNITY MEMBER 4256 S 164TH ST TUKWILA WA 98188 COMMUNITY MEMBER S 164TH ST TUKWILA WA 98188 COMMUNITY MEMBER 4408 S 164TH ST TUKWILA WA 98188 COMMUNITY MEMBER 16238 42ND AVE S TUKWILA WA 98188 COMMUNITY MEMBER 4418 S 164TH ST TUKWILA WA 98188 COMMUNITY MEMBER 4230 S 164TH ST TUKWILA WA 98188 COMMUNITY MEMBER 16234 42ND AVE S TUKWILA WA 98188 * DOLLAR DEVELOPMENT COMPANY 16219 42ND AVE S Seatac WA 98188 * DOLLAR DEVELOPMENT COMPANY 2737 78TH AVE SE STE #201 MERCER ISLAND WA 98040 * 10SOWITZ SIMON+YVONNE M 3110 JUDSON ST#118 GIG HARBOR WA 98335 * SAFEWAY INC STORE 1493 4011 S 164TH ST Seatac WA 98188 Ian KC ASSESSOR'S OFFICE KC METRO TRANSIT/SEPA OFFICIAL CITY OF SEATAC HIGHLINE SCHOOL DISTRICT GALLIANO RONALD+ELISABETTA DOOLEY MARK A+SARAN N ENGLIN BRIAN SACCO GEORGE H MORELLA GIUSEPPE+ENZO MORELLA RAFFAELE+SOPHIA DESIMONE ENRICO+ELENA DESIMONE STEVEN M+BOBBI LYNN DESIMONE STEVEN M+BOBBI LYNN 4219 SO 164TH ST LLC Hamad ACCOUNTING DIVISION ENVIRONMENTAL PLANNING PLANNING DEPARTMENT 16435 MILITARY RD S Seatac WA 98188 16437 44TH LN S Seatac WA 98188 4234 SO 166TH Seatac WA 98188 4230 S 166TH ST Seatac WA 98188 16436 MILITARY RD S Seatac WA 98188 16432 MILITARY RD S Seatac WA 98188 16424 MILITARY RD S Seatac WA 98188 16418 MILITARY RD S Seatac WA 98188 P O BOX 69025 SEATTLE WA 98168 4219 S 164TH ST Seatac WA 98188 4632 NE 89th Street Seattle WA 98115 500 4th AVE, RM# 709A SEATTLE WA 98104 201 S JACKSON ST., MS KSC-1 SEATTLE WA 98104 4800 S 188th STREET SEATAC WA 98188 15675 AMBAUM BLVD SW BURIEN WA 98166 Project Name: Public Hearing Design Review for McMicken Court Mixed -Use Project Ian Hamad, Property Owner has filed applications for development of a new 13,100 sf mixed -use building on a vacant site along with associated clearing and grading, paved parking, landscaping, and site design. The single, 3-story building will contain 9 2- bedroom residences and 3 commercial spaces on the ground floor. 38 parking spaces, landscaping and recreation space for the residents are included in the site design. Permits applied for include: L12-019, Public Hearing Design Review FILES AVAILABLE FOR PUBLIC REVIEW I The application is available for review at the City of Tukwila, Department of Community Development (DCD), located at 6300 Southcenter Blvd #100. OPPORTUNITY FOR PUBLIC COMMENT I Your written comments on the project are requested. They must be delivered to DCD within fourteen days of this notice to the address above or postmarked no later than 5:00 P.M., July 19, 2012. Opportunity for additional oral and written public comments will be provided at a public heariniz before the Board of Architectural Review. APPEALS You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431-3670. A decision related to Design Review is made by the Board of Architectural Review and may be appealed to the Tukwila City Council. The Department will provide you with information or appeals if you are interested. For further information on this proposal, contact Stacy MacGregor at (206) 431-3670 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 4:30 p.m. Application Filed: 6/20/2012 Notice of Completeness Issued: 6121112 Notice of Application Issued: 7105112 i ®f /L i�' i1a AnHaggerton, MTor Department of Community Development Jack Pace, Director NOTICE OF COMPLETE APPLICATION June 21, 2012 Mr. Ian Hamad 4632 NE 891h Street Seattle, WA 98115 RE: McMicken Court L 12-019, PL 12-020 Dear Mr. Hamad, Your application for a Public Hearing Design Review is considered complete on June 21, 2012 for the purposes of meeting state mandated time requirements. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information if, in our estimation, such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. As the next step, the City will coordinate the required public notice for your project. You have indicated you would like to use a sign board you currently have in your possession. Post the sign according to the attached Public Notice Sign Specifics handout. On your sign, the project name is: McMicken Court and the file number is: L12-019. It will be your responsibility to ensure the sign remains in good condition, readable and free from graffiti, through the date of your public hearing. Once the sign is posted, complete the included Affidavit for Posting and return it to me. I will post notice of application on the sign by July 5, 2012. Upon posting, the public comment period will start and will continue for fourteen days. This notice of complete application applies only to the permit identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. I will be contacting you soon to discuss this project. If you wish to speak to me sooner, feel free to call me at (206) 431-7166. Sinc rely, (fir\ R i �1 e Stacy MacGregb�r Assistant Planner sM Page 1 of 1 06/21/2012 HA112-019 McMicken Court\NOA.doc 6300 Southcenter Boulevard Suite #100 • Tukwila. Washinvon 98188 • Phone 206-431-3670 • Fax: 206-431-3665 tt Stacy MacGregor From: ECY RE SEPA HELP <sepahelp@ECY.WA.GOV> Sent: Thursday, May 31, 2012 1:07 PM To: Stacy MacGregor Cc: ECY RE SEPA HELP Subject: RE: Tukwila SEPA Technical Question Stacy, I left you a voice mail which basically says that it's the City's call. We couldn't find anything in the WACS or guidance that would prohibit or discourage what the applicant is proposing — he is staying under the City's thresholds for all of his proposed uses. Please let me know if you have further questions! The4-ev-, (7e.4-P-y) SWa+. Ecology SEPA HELP Desk 360.407-6789 tswa461@ecy.wa.gov From: Stacy MacGregor fmaiIto: Stacy. MacGregor@TukwilaWA.govl Sent: Thursday, May 31, 2012 11:50 AM To: ECY RE SEPA HELP Subject: RE: Tukwila SEPA Technical Question If there is any chance you can get baciz to me today, I would really appreciate it. The applicant is waiting to submit until I give him an answer and I will be off work? Friday and Monday so I would love to let him bnow today. Thanbs! Stacy MacGregor Assistant Planner I City of Tuhwila 6300 Southcenter Blvd I Tuhwila, WA 98188 Tuesday, Wednesday, Thursday 8:30-3 ph: (206) 433-7166 1 fx: (206) 431-3665 Please note mV new email address and the City's new websites stacy.macgregor@TukzwilaWA.gov I www.TubwilaWA.gov From: Stacy MacGregor Sent: Tuesday, April 24, 2012 2:07 PM To: sepahelp@ecy.wa.gov Subject: FW: SEPA Technical Question Hi SEPA Help, I have a mixed -use project wanting to submit and I am not sure if they need SEPA or not. The City of Tuhwila hasn't adopted SEPA thresholds for infill mixed -use buildings. The individual components of the project are under the City's flexible threshold limits-- dwelling units (9), parbing (39), and commercial space (3,000sf). However, the entire t &ding is 13,000 sf and 39 spaces our threshold for "office, school, comme. J, recreational, service or storage • buildings" is 12,000 sf and 40 spaces. Does the threshold for commercial, et all apply to the entire building in a mixed - use building or only the portion of the building that (in this case) is actually commercial? If it doesn't, does this collection of exempt activities trigger SEPA? I am not anticipating needed any unusual background studies and I would anticipate the project qualifying for the options DNS process if SEPA is required, therefore I would not anticipate any significant impacts from this project. Thank you for your help. Stacy MacGregor Assistant Planner I City of Tulzwila 6300 Southcenter Blvd I Tuhwila, WA 98188 Tuesday, Wednesday, Thursday 8:30-3 ph: (206) 433-7166 1 fx: (206) 431-3665 Please note my new email address and the City's new websites stacy.macgregor@TubwilaWA.gov I www.TuhwilaWA.gov 4 � Stacy MacGregor From: Ian Hamad <ian.hamad@gmail.com> Sent: Wednesday, March 21, 2012 9:02 AM To: Stacy MacGregor Subject: Parking for 4228 S. 164th Street. Attachments: Proposed Parking for 4228 S.doc Hi Stacy, I have attached the letter explaining the parking situation on the subject property. Let me know if this is adequate. thanks Ian Proposed Parking for 4228 S. 164`h Street. Current conditions: The daycare on the adjoining lot to the North has 5 parking stalls on its property and uses the existing 12 parking stalls on the subject property. Proposed conditions: Plans for the development of the subject property call for a total of 36 parking stalls, of which 19 will be located in the easement areas and therefor accessible for the operation of the daycare. The proposed plans of 9 residential units and 3 offices calls for a total of 27 parking stalls. Since the majority of those parking stalls (18) are for residential use, it can be assumed that most of the need for parking for the subject property will be during the night time and on weekends. The parking needs for the daycare operation and the office occupants of the subject property will predominantly occur during regular business hours. This shows, that there is adequate parking for both, the existing daycare operation and the proposed development. CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail: planning(a,TukwilalJ,'A. DESIGN REVIEW - PUBLIC HEARING "� x � � � : ,�. ��ti' Eyre �.�� ' �,- .�-��_�[ ���1,'���1"r.,����'J�i+:�%%Y��. �:�.< ` ,'�� �� a xa' x i. ..,r• P rs. �<c,;:` i. , � � Planner: File Number: -- Application Complete Date: Project File Number: Application Incomplete Date: Other File Numbers: -- ` NAME OF PROJECT/DEVELOPMENT: Hd M(1C ktt1_ 6r� t&r LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. c) O (A (_ Lt � (n � MCP (- FIECENM Me OF: A LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). JUN Q 7 2012 S3� doo (070 DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: TC( L, HO LIA d 0( Address: ) /VF 9 % t cS'{ 4 �� �P� �� G(/ f T ��1�S_ Phone: (.2 U (o ) 3 --?/— E-mail Signature: FAX: �2_06) C ®fit Date: 2o/ Z WA,Applications-Handouts, Land Use\2011 Applications\2011 LAND USE-WORD-docx\Design Review -Public Hearing-Jan201 I.docx CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 FAX: (206) 431-3665 E-mail: plarnzing ).TukwilaWA gov AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engine real property, located at �Z) f f _ & f 1E4 Z�q application review, for the limited time necessary to or that purpose. representatives the right to enter upon Owner's for the purpose of 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at l I cc (city), (state), on /fie % , 20 (Print Name) yh 3Z &� if w4 9PIC (Phone (Signature On this day t)ersonally anneared before me 7 61nllf d to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON TkIIS DAY OF \f u /'IC , 20 ��gStOIV �i�y TARY PUBLIC in and for the State of Washington I�ie't�DTA'4,e, residing at ( r y My Commission expires on L-25 99 '/ 7 �yti q�Q1.�G 9- WAApplications-Handouts, Land Use\201TA( plications\2011 LAND USE-WORD-docx\Design Review -Public Hearing-Jan201 Ldocx P RPM V�3a, CA AFTER RECORDING MAIL TO: 6.aun1g:ister, LLC 4632.:N&-$9(h Street ...:'Seattie;VA98 115 III I III I I I III Ir I 11111111 20120425001712 RAINIER TITLE WO 64.00 PAGE-001 OF 003 04/25/2012 15:06 KING COUNTY, UP E2540187 04/25/20I2 15:03 KING COUNTY, W TAX 3209.00 SALE $110:000.00 PAGE-001 OF 001 0 S .. '.TTUT11V� - -WARRANTY DEED Escrow,l9o..,: 2012015 Title Orde*rNO.. THE Gi4: N T 0 ., 9 Na$:ratufiah�s,hariq-AnO hiahid S. Sharity, husband and wife, and Khalil D. Amon and Zohra Arnow" husband i1'n(k�*'i6i-*fbrand in consideration of Ten dollars and other good and valuable consideration. injiand, paid' conveys and warrants tqj1a'0:'meister, LLC, a Washington Limited Liability Co6patly the foliof4ing,dQ:ribe4 re :v al state, situated in the County of King, State of Washington: :1 . ........ ABBREVI,� E hLEGAL: PTN NE 1/4-SEC. 24., TWP. 3N, RGE4E ' T- SEE ATTACHED EXHIBIT "A" FOR FULL LE L,;bEStRI-OTIO*i�Z'",-,,%,.-' Assessorls PrOperty Tfix Parcel/Account Number(s): 5379W.Q670;-04,,: SUBACTTO thi easements, encumbrances, reservations and restrictions sh0wo" in Exhibit "B," attached lltreto and iiicorporated herein by this reference. Dated: Nahid V 0 DEE A 41 IN 0. KhAf/6. Amon Gres, Zohra Anion STATE OF Washington )ss. COUNTY OF King I certify that I know or have satisfactory evidence that Nasr-a(ullmh Shority and:Nabid S."Shaiii.y. and Khalil D. Amon and Zohra Amon is/are the person(s) who appeat-4-pFtore.!ie, abd said li#rson(s) acknowledgedthat he/she/they signed this instrument and acknowledged it to'be hislherttheii freea6d volus(ary'act for the uses and purposes mentioned in this instrument. Dated: .4. Nrw/Pltm ic in ao�lorr'gw State of Washington residing a( rl�,azlz-. My Commission Expires: . 1. EXHIBIT A T -tie S`Wth .180.4 feet of the South 290.4 feet of the following described property: :Beginning aCa point on the North line of Section 27, Township 23 North, Range 4 East, W.M., ih King County , Washington, distant North 89*59'10" West 2306.10 feet from the Northe ' aist corner" ' of si�d Section 27, and running T�hencb SOutK O'l 5'60"'East 61.o:661bet to the true point of beginning of this description; Thence . 6e c - 6ntinuing -South VIV50" East 580.8 feet; Theoce No('th 89'59. ' .:Thehce NO!rth O'� 1 5'k' Weit 580.i Tha.nce S6uth,'O'10"I 0!; east 150 feet.'t - o the Oue,point of beginning. Being kn"n a�frac"t-,i7 -6lock6-,: d...Pl ', :. ,McMicken Heig. bts Division No. 2, according to the unrecorde at the 6of...,!' Together with an easement for ingiess *1 tigress over the East 8 feet of the South 100 feet of the property adjoining on the West.:` to Situate in the County of Wing, ate of W.ashing n. E -of S�liidulik'.' nd. EXHIBIT B Right toenter the land to make repairs and cut brush and trees which threaten or endanger the electric transmission line adjoining the land, as granted in instrument 9corcidd under Recording No. 2642542. ate. tas6m 4nt and the terms and conditions thereof: Purpose; Driveway Area affected: ..'; a portion ef,said premises Recordid* May 26, 195}- Recording:: "A34-76411 3. "Easement and the te.r.ins ondcondi6q'ns thereof:'. Gran.tee.' Puget Soli:ndPower ano;Light Company, a Washingib6'dorpor 'j-on o i Purpose: eleckliaiinsmission ah'd/0'ir distribution system Area affected: :a porfion 6f. said p*r:,,:e'mis: es� Recorded: Octdber 3;` 1978 Recording No.: 7 81-0030 : 776 Contains covenant prohibiting structures ovefisaid ' eas6M6nt or other actiyity which might endanger the undeedio'unds' t ys em. Matters set forth by survey: Recorded:" September 20 20 00,..- Recording No.: 20000920*616* Easement.apd the terms and conditions thi'ieof'.;. Purpose:.-,:' :'%. ingress, egress and (larking Area affected: the North 20 feet of said premjses. Reccrd6d: July 8, 2004 Recording No 20040708001449 Easement find the terms and conditions thereof: Purpose: r Egress, ingress, parking, utilities and buSines's sign Area affected: the East 50 feel of said premises -.- Quit Claim Deed As, discig'sed b�': Ri6cord6d: ..October 14, 1994 Recording No.: 9410141339 Easement and Melerms-and conditions thereof: Grantee;: ...... ...... Jest J-Schober and Barbara A. Schober, husband an0i m,nie Purpose: Inirliss, egress and utilities Area affected: the:.-tast,80 feet of said premises Recorded: ;iaduai'2 y 3 1996 Recording No.: 96 123 138 il .b . 'When recorded, mail to: Jess J.. Schober and Barbara A. Schober liOSO.Aiighway 970 Cle Elum, WA 98922 STATUTORY WARRANTY DM THE': j6PUANTok LANDS ... ASSOCIATES, a Washington limited C3 T fort acid •:16 c6ns,.ide otion:-*..:!Of.,,,Oiii'"'I...R.C. Section 1031 Tax -Deferred M Exchaiig44 Ul in hand pail, cphveis and-'..�warrants:;::to to JESS S*CHOEj-FR.-.-" B013ARA A. SCHOSER, husband and xikf.e, C� the following describe'a es`*�.a'te,_,;.situat6d "I -n the County of r.0-6nt'* cu King, State of WaBhingtit'd Accqrdi ng to the attachdd' r idei marked..."" SCHKDVtE--;.A which CU is by' -this reference made a:. '41 C:1 Datedj"%*thi-t 1-. tki day of January, 1996. LANDS ASSOCI_Tm*s mi aftnership a Was XQA t,�d,'p LLJ by: 'Maisis Di Giovanni, G4nerai Partner STATE OF WXSIft-NGT 1("' COUNTY OF KING &'tig a I certify that I know 'or„. -have s* otqi7y.:-��v-idence that MarSiliO Di Giovanni signed thisu instrmerit,.: on 0'6th''stated that he is authorized to execute the instrument and.-ackndvloged it as the General Partner of Lands Assoqx-#_es:, to b'e the free: -and voluntary act of such party for the pu'ripcs es-"Went-'ioned in this instrument. Dated: January 100' 1996. Ti t Name > Howard A. NOTARY PUBLIC in and "f. or the. State of Washington, residing •.Ot Seattle My appointment expires 12tg9/98 wv CHICAGO TITLE INSURANCE COMPANY A.L.TA. COMMITMENT SCHEDULE A Order No.: 447043 (Continued) YourNo.: 951215 LEGAL DESCREMON EXHIBIT _(Paragaph*j?fSchedule A continuation) THE NQRTTi I. 0 FEAT OF THE SO1q3'1Y' 299,;,4 FEET OF THE FOLLOWING BEGINNING AT ;'A POIDTT ON TR'E T.ORTH LINE OF SECTION 27, TOWNSHIP 23 NORTH, RANGE 4 EAST, WILIdWETTE MER•iDIAN, IN KZ;N4y ,; QC NT? ,"' w4INGTON, DISTANT NORTH 89659' 10" WEST 2,306.10 FEET MOR$.'OR ;LESS'` NORTH6AS+P; CORNER OF SAID SECTION 27; AND RUNNING THENC$ S0vTH:..•0"151.$0" :BAST.:`610. 8:6 ;:FEET TO THE TRUE POINT OF 33MINNING OF THIS DESCRIPTION; THENCE CONTINUING SOUTH 4.D15;' 50" .:BAST 580.8_,`FEET.;...,,,, THENCE NORTH 89°59' 10" WEST-:'154 :1•''I±ET; THENCE NORTH 0015'50" WEST 580.A FEET;.,' THENCE SOUTH 89059' 10" EAST 150.FEiT TO TiIE:` TRUV $DINT OF':BEGINNING. (BEING KNOWN ALSO AS TRACT 37, BLOCK'S.,;: MGMICkZN HEIGHTS DtvISIOi3..t,pc. 2, ACCORDING TO U0-ZCORDED PLAT THEREOF). LESS COUNTY RE7ADS :,.. TOGETHER WITH EA6.EMEN`iT FOR EGRESS, INGRESS, AND UT;IITIES:•OVER THE EAST;'50.:FEET OF THE SOUTH 18;0.4 FBs T OF THE SOUTH 290.4 FEET OF'TH FOLLOWING BEGINNING`' AT A POINT ON THE NORTH LINE OF SECTION 27, TO SHIP 23 AMRTK,.: RANGE 4 r� EAST, WiZLAMITTE::MERbIAN, IN KING COUNTY, WASHINGTON, DI3TA2V`I" NORTfI 89;�59. 10" C"j WEST 2,'306..10 FEET MORN' OR ASS FROM THE NORTHEAST CORNER OF SAID ECTZON 27; AND RUNNING'::THENCE SO[TTH b°�S'S0"'BAST 610.80 FEET TO THE TRUE POINT OF'�HEGINNING OF THIS D8SCRxP'TION- 0 THENCE CONT12 Oim $0UT-N 0°15'.:54'r' EAST'5.80. 8 FEET; THENCE NORTH 89-59'.10W:yEST 50 FEET, THENCE NORTH 041,55;0" WEST 09:6 . 8 :FEET; THENCE SOUTH 89'59' 14". Z3AS"T ISO ,:FEET TQ' TFiE TRUE PAINT OF BEGINNING. (BEING KNOWN ALSO AS TRACT 37, ELCOK 5,::MCMICKEN HgTGKTS DIVISION NO. 2, ACCORDING TO UNRECORDED PLAT ;THBRSOF) , LESS COUNTY ROADS. %'L cvcagoziae Company I-1161D FOR A1146FIC AT PIFQUWT 001 0 WHEN !4cpk oaP`"'4i ,rURN ........ ........ ... . . . ........ .......... .......... .... 17615 53r.d Ave. S Alddrvss� . ............ e ...... .......... S;�attle', W.A. 08188 01W, ............ !7 ...... - ............. --- ------------------ THIS SPACEPROVIDEDFOR RECORDEIM USE, Quiff CIMM::.Deed THE GRANTOR Marsilio,,:bi Giovajjnj 4jjd,: . Roai6ada Di Giovanni husband and wife for and in consideration of Ten dtillars end, 6t"r Good' and Valuabld considerations. oonveys and quit claims to LandS Associkesi L-:'Washihgt(�r 'Limited ;.Partnership. the following described real estate. situated in the Cou4iy of Kinit'state of Washington. :' i` 19.44, in lyl .al) ... ..... ............. .. . .............. ...... . .......... (individual) (President) ............. STATE OF wmmwarw STATE 6F:!7Ai3T;<fAIGTON,:' couNTY OF.. -----_I COUNTY OF4�. On this day personally appeared before nee On this.-- . of ... ....... a ------- 19..... ----- before xne, the widetsigaed a Notary Pubiliti in and :for the State of Wank Pat ounnissiona sworn,.lux to me known to be the individual wgtm duly c bed in and who executed the within and foregoing instrument, and acknowledged that - ---------- signed the same as ...._.._............... free and voluntary act -and deed, for the us." and purposes therein mentioned. GIVEN under ray hand and official " this .. day of......._.... to Notary Public in and for the State of Wash- ington, residing at-.....--....._..._ ............. ... ... .. E9237 IL 60 IJS-12 to me known to be the.-----. respectively, of - — ----------- -- - ------------ - . .... .... . ... ......... the MTiz t executed the foregoing instromahk4nd - acknowl;� the to be the free and voluntmy act and dead bt said Wrf w. ation, for the uses and purposes therein mentioned amR an WM 4leteti.-thikA. authorised to execute the odd Lufftrupiant.ind. that the seal affixed is the corporate seal of said corporafim Witness my hand and affiewl ad hereto afflud the:.4aY aiid yrlat fiiwt above written. . . .. . ............. . ...... Notary Public in and for the State of Washington, residing 00*8 Us am STEM AM 51tj 0 DDITTM 6Ml-TMr9W W R 0 9 r ~ EXHIBIT A P•ABCEfs A The south 180.4 feet of the south 290.4 feet of the following: 'Beginning at a point on the north line of section 27,-township 23 north, ranO. 4'•east. W.M., in King County, Washington, distant north 8905911011 west'230&l D feet + from the northeast corner of said section.27; and running thence south 0015'50" east 610.80 feet to the true point of Deginning•:of this description; thence continuing south 0015'50" Beast 58'0.8.;feet;•:thenGg north 89059'10" west 150 feet; thence north 0 15,50" ; west :58o;:8•:4i<eet; tfience socrth;89059'10" east 150 feet to the true point of beginnnng, (,being known also as tract 37, block 5, McMfcken Heights Dive Nq.;:2, according;i'to unrecorded plat thereof) situated in King County; Washington.+:: Less Cduiity,.roads. ..� �. •-.,..,........ SUB,i�CT:TO:easement fDr egr�e'.s,Ving�e5t:,. parking,yatilitiesx and business signover the.�'east 50 feet" E'hereof:' TOGETHER `1al•ITH easement ;:for 'Ingress z.A `egress over the east 8 ft of south 100 feet of°property adjoining..or west. SUBJECT TO easeme t of ingress and egress••oEver the "'st 4 feet of south 100 feet of subjec•t•.,prope'rty,: if:'any existed`:-,. PARCEL B The north 110 feet of the sout.N`290.4:'feet of the;#ollowi.nq: Beginning•:,at a paint on the north i.ine of'•section' 27'•; tpwr►sh•.p 23;,'north•; range.4 east,, W.M., in King County,"-Washiatji:cln, .distant nartEi`: 890'. -!0" west .2306.10 .feet + from the northea$'t!:.co'rner of said -section 27 &Ad running 0ence.,south 0015150" east 610.80 fiaet;:to:'the true point of: beginning" •%of this description; thence contihui:ng;<soutfi"Q015'50.; east 580:8 feet; thence north 8905911g" west 150 feet; thence north 00.15'50" west 580.8::feet; thence south 89 59110" east 150`feet•�to.the,tru point of beg`innOg, )being known also as tract 3% block,.5,,,•.McMicken Heights Div. No. 2, according to unrecorded plat thereof) situated in K.{ng l±ounty, Was hi;hgtah�` .::Less County roads. <'..TOGETMEk WITH:easement',for egress, ingress, parking, utilities and business C9 •sign over the: eapt•50 feet of the south 180.4 feet of the south 290.4 feet of th'e ,foll-awi�g: 144 Beginning at a:.poi:nt on:'the north IMe of section 27, township 23 north, range 4 east. 4-."itr.•,:KingCoun.ty,,•Washington, distant north 89059'10" west 2306.10'..•feet +:from the'northeast.corner of said section 27; and running thence..souCh 0015'50"`east:610'.80 feet to the true point of beginning of th'i's'•descripti$n• the nee" continuing south 0015'50" Bast 580.8 feet; thence north :89:.59'I$" west;150::feet;. thence north 00151501, west 580.8 feet; thence sduih89 6VIO".::east 1'5.0 feet to the true point of beginning, (being known atio;-'as:iract 3:7,.:bl6ck 5, McMicken Heights Div No.-2, according to' :gnr..e'corded plat' thereof),•5'ftuated in King County. Washington. Less'Coun•ty roads. 200009209'000l(o 140 / 117 ME SEC 1 F--..o Y.A.55'6 IN CASE " " L *' 7- 00 0� Z5' 5D' C-m-. isf eAq 54., iz" w 74-3('-72-' (I) J jd SCALE 5 MB # BeD • .............. SET 1/2- REBAR AND CAP -X- FENCE - K T. S. (CJ CALCULATED DATA ....... OR) RECORD DATA �M) MEASURED DATA D) DEED DATA _o e C1) PLAT DATA BASIS OF BEARING IS ASSUMED THIS SURVEY 'Al MADE WITH THE FOLLOWING EQUIPMENT BY A FIELD TRAVERSE AND COMPLIES W Wl H ALL STANDARDS AND STATUTES OF VAC CHAPTER 322-130. 5 SECOND TOTAL STATION 6 SECOND THEODOLITE 20 SECOND THEODOLITE ELECTRONIC DISTANCE METER CALIBRATED CHAIN THIS SURVEY IS STO ANY FACTS TT MAY DIS- CLOSED BY A FULLUBJECT AND ACCURATE TITLE INS14AURANCEBE REPORT. RP'S AT SECTIONAL CORNERS AS SHOWN ARE NOT TO SCALE. 40 ALL STRUCTURES (BUILDING) TIES AND FENCE TIES SHOWN HEREON ARE APPROXIMATE AND CAN NOT BE USED TO 'IN N ESTABLISH PROPERTY LINES. 0 THIS SURVEY DOES NOT PURPORT TO SHOW ALL EASEMENTS. IA -4 THIS SURVEY DOES NOT PURPORT TO SHOW ALL FENCES AND/OR ALL OTHER SIGNS OF OCCUPATION OR POSSESSION. Ll:ll T THAT THIS SURVEY IS BASED ON WAS ONE LEGAL DESC7 OBTAINED FROM AONV"Pf A MO t4 WE a. ASSUME NO LIA LFTY FOR ITS ACCURACY. LJ '.EXISTING PjISiESSIGN,fk FENCES, SHEDS, DRIVEWAYS, ETC, . ......... ::MAY HAVE T& DO NOT REMOVE THEM WITHOUT 37 .. �PRIOR RI(kl� Do :4.. THEAL "D 'ICEOF I�H PURPOSE IS SURVEY WAS TO SET THE EXTERIOR CORNERS ONLY.. • .' q.y LEGAL DESCRIPTION - THE SOUTH 180.40 FEET OF THE SOUTH 290.40 FEET OF THE FOLLOWING DESCRIBED PROPERTY, 2 BEGINNING AT A POINT ON THE NORTH LINE OF SECTION 27, TOWNSHIP 23 NORTH, RANGE 4 EAST OF THE WILLAMETTE MERIDIAN, IN KING COUNTT%WASHINQTCN N 69* 59' 10' W, 2306.10 FEET, MORE OR LESS, FROM E NORTHEAST CORNER OF SAID SECTION 271 AND RUNNING THENCE S 00' 15' 50' E, 610.80 FEET TO THE TRUE POINT OF BEGINNING 'o OF THIS DESCRIPTIONj THENCE CONTINUING 3 DO- 15' 50- E, 500.80 FFETj T11"ll 1 11' 19' 10- W, W0.00 FEFTj THENCE N DO- 15' 50. W, 580.90 FEET, T ;emqvIN HENCE S 89. 59' 10' E, 150.00 FEET TO THE TRUE POINT OF . (BEING KOWN AS TRACT 37, BLOCK 5. NO MICWEM HEIGHTS DIVISION F., R664. NO, 2,ACCURDING TO THE UNRECORDED PLAT THEREOF)) TOGETHER WITH 5N:EASI!kENT FOR INGRESS AND EGRESS OVER THE 11: AD EAST 8.00 FEET. OF T L}Tfi I00.00.FEE7 OF PROPERTY ABJ131NING , - ... ..,:. ME So 0."14 z Y�'THE WEST, a................ EAST (A" 2:f 3i?j LEAD F�l e-AS -7- 7' ........... AUDITOR'S CERTIFICATE SURVEYOR'S CERTIFICATE W. ALL RIGHTs nsmwm a 2000 By. R E C DRD [IF SUS'-VEY -JO # I - FILED FOR REC DAY OF PARCEL ;SCALE .lam Sn _SF .. . . ........ THIS MAP CORRECTLY REPRESENTS A SURVEY 8j w L M BE By ME OR UNDER MY DIRECTION IN CON- IN 2.1W P-14 6. THIS 20in- AT _A_N IN BOOK - — — -- — OF FORMANCE WITH THE REQUIREMENTS OF THE FOR- DATE Z S.rn.' SURVEY RECORDING ACT AT THE REQUE AT PAGE J17— AT THE REQUEST OF ACCURACY UNLIMITED, ED Dtw�p mo NPA�TV CHIEF..'41' Pc,, --- &Ii,_ IN DWN BY E 4 I LOT SURVEYS SUBDIVISIONS 3,f'�4 S 1,4,4 !sr. A, -3 i8w - -WAU _w_#_wlALfimw ----------- SHORT PLATS TOPOGRAPHIC SURVEYS COUNTY AUDITOR 204 [i;�I�E ------ — 15327 SPANAWAY LOOP RD. EA_TrLE 'CHK'D BY"i RECORDING FEk54AQ AUDITOR'S FILE #Z-Q_bC-_b9__ DATE SPANAWAY, WA 98367 (253) 531-0234 SHEET I?: OF 1 PRELIMINARY T\ECHNICAL INFORMATION REPORT (TIR) FOR (HAMAD OFFICE BUILDING) &A'cke-A.t Cou i t JUNE 2012 FOR: IAN HAMAD 4632 NE. 89TH ST. SEATTLE, WASH. 9 6 h S 206-331-1524 BY; MICHAEL N. ANTONOFF, P.E. 3316 DEER ISL. DR. EAST LAKE TAPPS, WASH. 98391 253-862-6763 MANTONOFF@MSN.COM RECEIVED JUN 0 7 20121 DCEVELOPMp '�' TABLE OF CONTENTS PAGE 1.0 PROJECT OVERVIEW 1.1 PURPOSE AND SCOPE 1.2 PRE -DEVELOPED CONDITIONS 1.3 DEVELOPED CONDTIONS Figure 1, TIR Worksheet Figure 2, Site Location Exhibit Figure 3, Basin Exhibits Figure 4, Soil Exhibits Figure 5, Preliminary Storm and Grading Design 2.0 CONDITIONS AND REQUIREMENTS SUMMARY 3.0 OFFSITE ANALYSIS (LEVEL 1 DOWNSTREAM) TASK 1: DEFINE AND MAP STUDY AREA: TASK 2: REVIEW ALL AVAILABLE INFORMATIONOF THE STUDY AREA: TASK 3: FIELD INSPECT THE STUDY AREA: TASK 4: DRAINAGE SYSTEM DESCRIPTION AND ITS EXISTING AND PREDICTED PROBLEMS: 4.0 PRELIMINARY FLOW CONTROL & WATER QUALITY FACILITY ANALYSIS AND DISCUSSION 4.1 EXISTING SITE HYDROLOGY (PART A) 4.2 DEVELOPED SITE HYDROLOGY (PART B) 4.3 PERFORMANCE STANDARDS (PART C) 4.4 FLOW CONTROL SYSTEM (PART D) 4.5 WATER QUAILTY SYSTEM (PART E) 5.0 CONVEYANCE SYSTEM ANALYSIS AND DESIGN 6.0 SPECIAL REPORTS AND STUDIES 7.0 OTHER PERMITS 8.0 TESC ANALYSIS AND DESIGN 9.0 BOND QUANTITIES, FACILITY SUMMARIES & DECLARATION OF COVENANT 9.1 BOND QUANTIEY SHEETS 9.2 FLOW CONTROL AND WATER QUALITY FACITIEY SUMMARY SHEET AND SKETCH 9.3 DECLARATION OF COVENANT 10.0 MAINTENANCE AND OPERATIONS MANUAL Appendix "A" Level I Downstream Analysis Figures and Exhibits Appendix `B" Flow Control Design Calculations Appendix "C" Water Quality Design Calculations Appendix "D" Maintenance Manual for Storm -water Facilities Appendix "E" Onsite Conveyance Analysis Appendix "F" Other Exhibits 1.0 PROJECT OVERVIEW 1.1 Purpose and Scope This technical information report accompanies the preliminary site plan review as submitted to the City of Tukwila. This document provides site information and the analysis used for the storm drainage design. The 2005 King County Surface Water Design Manual (KCSWDM) and the requirements of the City of Tukwila will establish the methodology and design criteria used for this project. This project is proposed and subject to the full drainage review as prescribed by the 2005 KCSWDM. 1.2 Pre -Developed Conditions The project site is located along the northerly right of way of So. 164`h St. due east of 42"d Ave. So. at 4228 So. 160 St. The site is currently undeveloped. A paved driveway crosses the easterly margin of the parcel within an a private access easement which provide access to an existing commercial building located due north of the subject property. The site slopes downhill from the south to north about 3- 7%. The overall flow direction of the system is to the north, due to topography. Base on test holes dug for the geo-technical study the onsite soil is a well draining sand and gravel to a minimum of 84". 1.3 Developed Conditions The proposed development of the site will include the construction of a single three story mixed use (commercial on ground floor, residential on upper floors) building with available onsite parking, underground utilities and storm retention/water quality facilities ,as necessary. Surface water runoff mitigation will be provided per the 2005 KCSWDM and the City of Tukwila requirements. This site meets the requirements for Full Drainage Review, and lies within a Level 1 flow control area (see City detention exhibit in Appendix). Onsite runoff will be collected onsite and enter the storm -water infiltration facility and into the underground retention facility. Figure 1, TIR Worksheet KING COUNTY, W,,HINGTON. SURFACE WATER DES. , MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND PROJECT ENGINEER Project Owner J:a vNA Mad Phone Zd(, 72,-29/ — J Address_ Z DVI�Q )T- - _ Sit WA �Q lo� — Project Engineer AV (-dAetA Company _ Phone e�' �° `76'3 Part 3 TYPE OF PERMIT APPLICATION ❑ Landuse Services Subdivison / Short Subd. / UPD aBuilding Services M/F / Commerical / SFR MClearing and Grading ❑ Right -of -Way Use ❑ Other Part 5 PLAN AND REPORT INFORMATION Technical Information Report Type of Drainage Review Parage / Targeted / (circle): Site Date (include revision dates): Date of Final: Part 6 ADJUSTMENT APPROVALS IPart 2 PROJECT LOCATION AND I DESCRIPTION Project Name AAM41) Mr 134D4 DDES Permit # Location Township Z 3 14 Range 1 Section Z� Site Address Part 4 OTHER REVIEWS AND PERMITS DFW HPA ❑ Shoreline ❑ COE 404 Management ❑ DOE Dam Safety ❑ Structural Rockery/Vault/ ❑ FEMA Floodplain ❑ ESA Section 7 ❑ COE Wetlands ❑ Other Site Improvement Plan (Engr. Plans) Type (circle one): Ful / Modified / mall Site Date (include revision dates): Date of Final: /1F Ar Type (circle one): . Standard / Complex / Preapplication / Experimental / Blanket Description: (include conditions in TIR Section 2) Date of 2005 Surface Water Design Manual 1 1/1/05 KING COUNTY, ..ASHINGTON, SURFACE WATER L 1GN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 7 MONITORING REQUIREMENTS Describe: Monitoring Required: Yes / No Start Date: Completion Date: Part 8 SITE COMMUNITY AND DRAINAGE BASIN Community Plan: Special District Overlays: Drainage Basin: D %kw c kl s � Stormwater Requirements: CAS r.% Part 9 ONSITE AND ADJACENT SENSITIVE AREAS ❑ River/Stream ❑ Steep Slope ❑ Lake ❑ Erosion Hazard ❑ Wetlands ❑ Landslide Hazard ❑ Closed Depression ❑ Coal Mine Hazard ❑ Floodplain ❑ Seismic Hazard ❑ Other ❑ Habitat Protection Ll Part 10 SOILS I Soil Type , Slopes ❑ High Groundwater Table (within 5 feet) ❑ Sole Source Aquifer ❑ Other ❑ Seeps/Springs ❑ Additional Sheets Attached Erosion Potential Goa (,J 2005 Surface Water Design Manual 2 1/1/05 KING COUNTY, .SHINGTON, SURFACE WATER DI ;N MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 11 DRAINAGE DESIGN LIMITATIONS REFERENCE ❑ Core 2 — Offsite Analysis ❑ Sensitive/Critical Areas " /411A ❑ SEPA ❑ Other ❑ Additional Sheets Attached LIMITATION / SITE CONSTRAINT Part 12 TIR SUMMARY SHEET(provide one TIR Summary Sheet per Threshold Discharge Area Threshold Discharge Area: name or description) Core Requirements (all 8 apply) Discharge at Natural Location Number of Natural Discharge Locations: Offsite Analysis Level: 1 / 2 / 3 dated: Flow Control Level: / 2 / 3 or Exemption Number Incl. facility summary sheet Small Site BMPs Conveyance System Spill containment located at: Erosion and Sediment Control ESC Site Supervisor: T (co.++1af,44'+0 P"Ovi e Contact Phone: After Hours Phone: Maintenance and Operation Responsibility: nva a Public If Private, Maintenance Log Required: Yes 1� Financial Guarantees and Provided: Yes / No Liability Water Quality Type: (Basic /Sens. Lake /Enhanced Basicm /Bog (include facility summary sheet) or Exemption No. Landscape Management Plan: Yes ! Special Requirements as applicable) Area Specific Drainage Type: CDA / SDO / MDP / BP / LMP / Shared Fac. Requirements Name: Floodplain/Floodway Delineation Type: Major / Minor / Exemption on 100-year Base Flood Elevation (or range): Datum: Flood Protection Facilities Describe: t /� Source Control Describelanduse: (comm./industrial landuse) Describe any structural controls: N 4 2005 Surface Water Design Manual 3 1/1/05 KING COUNTY, ASHINGTON, SURFACE WATER D_ ..GN MANUAL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Oil Control High -use Site: Yes / N Treatment BMP: Maintenance Agreement: Yes / No with whom? Other Drainage Structures Describe: Part 13 EROSION AND SEDIMENT CONTROL REQUIREMENTS MINIMUM ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION AFTER CONSTRUCTION Clearing Limits ❑ Stabilize Exposed Surfaces Cover Measures ❑ Remove and Restore Temporary ESC Facilities Perimeter Protection Clean and Remove All Silt and Debris Ensure ❑ Traffic Area Stabilization Operation of Permanent Facilities Sediment Retention ❑ Flag Limits of SAO and open space N /A preservation areas Surface Water Control ❑ Other Dust Control CA Construction Sequence Part 14 STORMWATER FACILITY DESCRIPTIONS Note: Include Facility Su mary and Sketch Flow Control T e/Descri tion Water QualityType/Description Detention Infiltration ❑ Regional Facility ❑ Shared Facility Small Site BMPs Other - ,� 1 g�/�—S�1'��'� ❑ Biofiltration ❑ Wetpool Q Media Filtration ❑ Oil Control ❑ Spill Control ❑ Small Site BMPs Other � �clJ� Or S ate -7q^--s7✓L_ 2005 Surface Water Design Manual 4 l/l/05 KING COUNT WASHINGTON, SURFACE WATER SIGN IN1AN, U"AL TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 15 EASEMENTS/TRACTS Part 16 STRUCTURAL ANALYSIS ❑ Drainage Easement ❑ Cast in Place Vault ❑ Access Easement ❑ Retaining Wall ❑ Native Growth Protection Covenant ❑ Rockery > 4' High ❑ Tract ❑ Structural on Steep Slope ❑ Other ❑ Other Part 17 SIGNATURE OF PROFESSIONAL ENGINEER I, or a civil engineer under my supervision, have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attached Technical Information Report. To the best of my knowledge the information provided here is accurate. 2005 Surface Water Design Manual 2 1/1/05 Figure 2, Site Location Exhibit 655 ST S i6 L125TI S, SKYWAY' IZ41H 14TH STD S LIB PARK ,41 FS LIB 16 MA jw 126T) ST r1271 Po p 1 PL I ",21 S le—, I '—i m • T ,Lj1\k ST 690 , 0 128TH ST S S 12L �12. 129T < PL S 129TH ST PiOR10T S 130TO S so0 . 51 Z S RD s L—L. v s No 0 BLACK RTVER (6 S 133 D _�;-S 'S 132NSTI) 134 Th ST 135TH - s S ST I 1z N .T M' OR .-bL S_ , 138 l 13 m ST S _'" ti T�j� ___ _ BLACK RIVER S L4? 0-.r. S! A`w ta I RIPARIAN FOREST. $4 IUAW SrAM i� cm IN G I j- 148 Sil% ST 1Xi.... & RENTON t; .. 24 IVA IST 'S r ST . ,3i,, ISM L' if j T W-, 60TH SOUTUCENTER MASSY S KLS SMEN I 0 MMW CASC40CS 4�- r• WLL sm YjiTrs m STA BAKERY 7- MA BLVD rn: 0 BLVD NTON 27 I i68 EC; uwon( TION. S 169M LX s IN RENTON 25: 170TH L FS MSTM awmr WETLANDSsw- . 4400 -J a PAW 33RO 172ND ST Dr:T M QST 173RD -15 S 172ND PL CO OR ST S. 5 175TH ST PAMW y p SUPEX .I___- u, Sw sw 176TH ST Eft "D cc .38TH- RENTON ST 3m ST S 117TH ST 130, 17 ml WETLANDS S v 178TH ST c S w>H0-ilt e. TRI ND R DR I I LLA jj�� i79 1AM an ff I t -1 L b M SEE J-8-5NAP 0�.125 .25 .375 miles I in. -1900ft 1 FA ;lq Figure 4, Soil Exhibits Figure 5, Preliminary Engineering Design : �1 ( � _ ! i i /y MII ,vs ;i Fr, S r ,� (o1 I Zl+ N r 1-T) M A �;A �.%; i jL'�;�` ��,_.�; �s,:v f-;;s1./w�kf :IdUnJ (/Sl/V _ ''�'� _.._.._+cmt�l .. CJ�_�`•?';! ..t//f_'�'._ ... I U,- l� �r � v c '- j� - - ; � ' .. . � .d _ l ``i?Sh c ; 4 ✓' c I : I : D (Q9'y (�S� f iQ-ice S j I i i � � 1 �� -°icy ¢ - - ...... I i dro ra h Summary 'H Re y g p Summary port Page 1 Hyd. No. Hydrograph type (origin) Peak flow (cfs) Time Interval (min) Time to peak (min) Volume (cuff) Return period (y►s) inflow hyd(s) Maxlrnum elevation (it) Maxknum storage (cuft) Hydrogreph description 1 SBUH Runoff i 0.20 10 470 2,804 100 -- ---- ---- 24hr 10Dyrstorm 2 SBUH Runoff 0.28 60 480 6,492 100 ---- --- -- 7 day 100yr storm 4 Reservoir 0.19 10 48D 2,805 10D 1 100.19 26 5 Reservoir 017 60 49D 6,494 100 2 100.27 36 Proj. file: hamad ofice bldg..GP IDF file: Sample.idf Run date: 06-07-2012 Hydrograph Report pop English Hyd. No. 1 24hr 100 yr storm Hydrograph type Storm frequency Drainage area Basin Slope Tc method Total precip. Storm duration = SBUH Runoff = 100 yrs = 0.20 ac = 5.0 % = LAG 4.10 in = 24 hrs Hydrograph Discharge Table Time -- Outflow (hrs cfs) 6.00 0.04 6.17 0.05 6.33 0.05 8.50 0.05 6.67 0.05 6.83 0.05 7.00 0.05 7.17 0.06 7.33 0.07 7.50 0.07 7.67 0.15 7.83 0.20 << 8.00 0.19 8.17 0.14 8.33 0.09 8.50 0.08 8.67 0.07 8.83 0.07 9.00 0.06 9.17 0.05 9.33 0.05 9.50 0.05 9.67 0.04 9.83 0.04 10.00 0.04 10.17 0.04 ...End Peak discharge = 0.20 cfs Time interval = 10 min Curve number = 98 Hydraulic length = 250 ft Time of conc. (Tc) = 2.2 min Distribution = Type to Shape factor = NIA Total volume = 2,804cuR Hydrograph Rep& Page 1 EnglPslt Hyd. No. 2 7 day 100yr storm Hydrograph type Storm frequency Drainage area Basin Slope Tc method Total precip. Storm duration SBUH Runoff = 100 yrs = 0.20 ac 5.0 % = LAG = 10.00 in = 24 hrs Hydrograph Discharge Table Time -- Outflow (hrs ds) 5.00 0.06 6.00 0.09 7.00 0.11 8.00 0.28 << 9.00 0.21 10.00 0.10 11.00 0.11 12.00 0.07 13.00 0.08 14.00 0.06 15.00 0.07 16.00 0.06 17.00 0.06 W47,15A, Peak discharge = 0.28 cfs Time interval = 60 min Curve number = 91.4 Hydraulic length = 250 ft Time of conc. (Tc) = 3.1 min Distribution = Type IA Shape factor = N/A Total Volume = 6,492 «:uR Hydrograph RepA age 1 English Hyd. No. 4 Hydrograph type = Reservoir Peak discharge = 0.19 cfs Storm frequency = 100 yrs Time interval = 10 min Inflow hyd. No. = 1 Reservoir name = 80 If inilt. tr Max. Elevation = 100.19 ft Max. Storage = 26 cult momp mom, me"M „8W. Trial Volume = 2,806 tuft Hydrograph Discharge Table Time Inflow Elevation Clv A CIv B CIv C CIv D Wr A Wr B Wr C Wr D Outflow (hrs) Cfs ft Cfs Cfs Cfs Cfs Cis Cfs Cfs Cfs ds 5.67 0.04 100.04 ----- --- ----- ---- ----- ----- ---. ----- 0.04 5.83 0.04 100.04 ----- ----- --- ---._ -.--. ---- --- ----- 0.04 6.00 0.04 100.04 ----- ---- . --_.• ----- ---- ---- --- --.- 0.04 6.17 0.05 100.05 ----- ---- ---- ---- --- ----. ---- ---- 0.05 6.33 0.05 100.05 0.05 6.50 0.05 100.05 0.05 6.67 0.05 100.05 ----- ---. ----_ -.--- »---- ---- --.. ---.- 0.05 6.83 0.05 100.05 ---- ----- ----- -.-. •--- ----- ._-. ---- 0.05 7.00 0.05 100.05 ---- --_- ----- _.--- ----. ----- ----. ._-- 0.05 7.17 0.06 100.08 ---- ----- --.- ---.- _--- -- -.-.- .---- 0.06 7.33 0.07 100.06 ----- ---- ---- _--- ---- -- .- - ----- 0.06 7.50 0.07 100.07 ---- ----- ---- ----- --- _---- --.-- ---- 0.07 7.67 0.15 100.13 ----- ----- ----- --- ----- ----- --- .---- 0.13 7.83 0.20 << 100.19 ---- ---_ ---- ----- --.- -.--. ----- -.--- 0.19 8.00 0.19 100.19 << 0.19 << 8.17 0.14 100.15 ---- ---- -»--- ---- _--- .-- .--- ---- 0.15 8.33 0.09 100.10 0.10 8.50 0.08 100.08 ----- --- ----. ----- ---. ----- --- ---- 0.08 8.67 0.07 100.07 ---- ----- .-.-- ----- ----- --._- ----. ----- 0.07 8.83 0.07 100.07 0.07 9.00 0.06 100.08 ---- ---- _--. «--- .---_ --.- ---- ---- 0.06 9.11 0.05 100.05 ---- ----- ----- _.. .._.. _--- 0.05 9.33 0.05 100.05 -- ---- ----- ----- --- ----. _---- ---- 0.05 9.50 0.05 100.05 ----- ---- -..- -.--. ....__ __._. .-._ ,.._. 0.05 9.67 0.04 100.05 0.05 9.83 0.04 100.04 ----. ----- .--.- ----_ ._.._ ..... ..... 0.04 10.00 0.04 100.04 --.-- ---__ -.-- ---- -.--- ..--- ----- -.,-. 0.04 10.17 0.04 100.04 ----- ---» ----- ---_ ---.- -.-- --.- ---- 0.04 10.33 0.04 100.04 0,04 Reservoir Report Page t Reservoir No. 1 - 80 If inilt. trench Engfish Pond Data Bottom area = 132.0 sgft Side slope = 0.0;1 Bottom elev. = 100.00 ft Depth = 3.00 ft Stage / Storage Table Stage Elevation Contour area incr. Storage Total storage ft ft sgft cuft cuft 0.00 100.00 132 0 0 0.30 100.30 132 40 40 0.60 100.60 132 40 79 0.90 100.90 132 40 119 1.20 101.20 132 40 158 1.50 101.50 132 40 198 1.80 101.80 132 40 238 2.10 102.10 132 40 277 2.40 102.40 132 40 317 2.70 102.70 132 40 356 3.00 103.00 132 40 396 Culvert / Orifice Structures [A] [B] [C] [D] Weir Structures [A) IS] [C] CD] Rise in = 0.0 0.0 0.0 0.0 Crest Len ft = 0.0 0.0 0.0 0.0 Span in = 0.0 0.0 0.0 0.0 Crest El. ft = 0.00 0.00 0.00 0.00 No. Barrels = 0 0 0 0 Weir Coeff. = 0.00 0.00 0.00 0.00 Invert El. ft = 0.00 0.00 0.00 0.00 Eqn. Exp. = 0.00 0.00 0.00 0.00 Length ft = 0.0 0.0 0.0 0.0 Multi -Stage = No No No No Slope % = 0.00 0.00 0.00 0.00 N Value = .000 .000 .000 .000 OriL Coeff. = 0.00 0.00 0.00 0.00 Multi -Stage = --•-- No No No Tailwater Elevation = 0.00 ft Stage /Storage /Discharge Table Note: aa l oufty hava been analyzed under Inlet and outlet t wid. Stage Storage Elevation Clv A Clv B CIv C Civ D Wr A Wr B Wr C Wr D Discharge ft cuft ft cfs cfs cfs cfs cfs cis cfs cfs cfs 0.00 0 100.00 -- --- --- -- -- --- -- -�- 0.00 0.03 4 100.03 --- --- .-- -- _- -- --- _.- 0.03 0.06 8 100.06 --- --- -- --- --- -. -- --- 0.06 0.09 12 100.09 --- -_ -- --- -.- --- - - -- 0.09 0.12 16 100.12 -- -- -•• .-- --- -- --- --• 0.12 0.15 20 100.15 --- -- .._ __ __ __ .__ .._ 0.15 0.18 24 100.18 --• --- --- -- --- -. - --- -.- 0.18 0.21 28 100.21 --- --- __ --. .-- -- -- --_ 0.21 0.24 32 100.24 --- •-- •-. ._. ... __ _.. _. 0.24 0.27 36 100.27 -- --- -. __ -- .-• --- --- 0.27 0.30 40 100.30 --- --- --- --• -- --- -.- --• 0.30 Continues on next page... 80 If INK. trench Stage 1 Storage / Discharge Table Page 2 Stage Storage Elevation Civ A Civ B Civ C Civ D Wr A Wr B Wr C Wr D Discharge ft cuft It cfs cfs cfs cfs cfs cfs cfs cfs cfs 0.33 44 100.33 -- -- -_- --- --- -- -- --- 0.30 0.36 48 100.36 --- --- --- --- --- -- -- -- 0.30 0.39 51 100.39 --- -- -- --- --- -- -- -- 0.30 0.42 55 100.42 --- --- --- -- _-- -- -. -- 0.30 0.45 59 100.45 -- --- --- _.. -.. -_ __ _.. 0.30 0.48 63 100.48 --_ --- -- --- --- --. -.- --- 0.30 0.51 67 100.51 -- -- --- -- -- «- --- -- 0.30 0.54 71 100.54 -- --- --- .--- -. -._ _. --_ 0.30 0.57 75 100.57 --- -- 0.30 0.60 79 100.60 --- --_ -- .- -. --- -- -- 0.30 0.63 83 100.63 --- --- --- --- -- -- --- --- 0.30 0.66 87 100.66 --- --- .-- --_ -- _-- -►- --- 0.30 0.69 91 100.69 --- 0.30 0.72 95 100.72 --- --- --- --- _- --- -_ --- 0.30 0.75 99 100.75 -- -- --- -. -- --- -_ --- 0.30 0.78 103 100.78 -• _- --- -- --- --- -- -- 0.30 0.81 107 100.81 -- --- -- -- -- --- -- --- 0.30 0.84 111 100.84 --- --- --- -- --- _.- --- --- 0.30 0.87 115 100.87 --- --- --- --- --- -- --- --- 0.30 0.90 119 100.90 --- --- --- --- -- -. -- --- 0.30 0.93 123 100.93 --- --- --- -- -- -- -- --- 0.30 0.96 127 100.96 --- --- .-- .• __ __. _. _. 0.30 0.99 131 100.99 --- --- --- -.. w - 0.30 1.02 135 101.02 -_ --- -- -- -- -- --- --- 0.30 1.05 139 101.05 --- --. .-- --. ... __ - 0.30 1.08 143 101.08 --- -- -- --- --- --- -- -- 0.30 1.11 147 101.11 --- --- _- --- --- --- •-- --- 0.30 1.14 150 101.14 -- --- --- --- --- --- --- --- 0.30 1.17 154 101.17 0.30 1.20 158 101.20 --- --- _-- --- --_ .-- -.. ._ 0.30 1.23 162 101.23 -- -- --- --- --- -- --- -- 0.30 1.26 166 101.26 --- --- --- -_- -_ -• --- --- 0.30 1.29 170 101.29 --- --- -- -- -- -- -- --- 0.30 1.32 174 101.32 -- --- --- -- --- --- -_ --- 0.30 1.35 178 101.35 -- --- --- --_ -- -- -- --- 0.30 1.38 182 101.38 --_ -- •-- -- -- -- -- --- 0.30 1.41 186 101.41 --- --- -.- -_ _. ._. _. M 0.30 1.44 190 101.44 --- -- _. -. --- -.- --- -- 0.30 1.47 194 101.47 --- --_ --. •- -- -- . -.- -- 0.30 1.50 198 101.50 -•- -- --- .- _._ .._ 0.30 1.53 202 101.53 --- --- -» -» --- --- -.- --- 0.30 1.56 206 101.56 .-- -- --- --- --- -_ --- --- 0.30 1.59 210 101.59 -- --- -.- -. .- -_ _. _. 0.30 1.62 214 101.62 --- --- --- --- -- --- --- --- 0.30 1.65 218 101.65 -- --- --- -- -_ --- --. --- 0.30 1.68 222 101.68 --- --- --- --- --- --- --- _-- 0.30 1.71 226 101.71 --- --- -- -_ _. __ ... ._. 0.30 1.74 230 101.74 --- -- -- --- -- --- --- -- 0.30 1.77 234 101.77 -- -- --. -.- _. .._ ._ --- 0.30 1.80 238 101.80 --- --- --. .- ._ __ - .._ 0.30 1.83 242 101.83 --- 0.30 1.86 246 101.86 --. -- --- --- --- ._. .-- --- 0.30 1.89 249 101.89 0.30 Continues on next page... ' 80 if mitt. trench Stage / Storage / Discharge Table Stage Storage Elevation Civ A Civ 8 Civ C Civ D Wr A Wr 8 Wr C Wr D Discharge ft cuft ft cfs cfs cfs cfs cfs cfs cfs cfs cfs 1.92 253 101.92 -- --- --- --- --- --. -- -- 0.30 1.95 257 101.95 --- --- -- --- --. --_ --- -- 0.30 1.98 261 101.98 --- --- --- .- -- --. -- ... 0.30 2.01 265 102.01 -- -- --- --- -- --- •- -- 0.30 2.04 269 102.04 -- --- -- .-- -_ --- -- -- 0.30 2.07 273 102.07 --- --- --- _» --_ --- .- -- 0.30 2.10 277 102.10 _-- -- --- --- -- -- -- --- 0.30 2.13 281 102.13 --- --- --- -- -- --- -- -- 0.30 2.16 285 102.16 --- -- --- --- --- --- --- --- 0.30 2.19 289 102.19 -- -- -- --- --- -- --- --- 0.30 2.22 293 102.22 -- -- -- -- --- --- .- -- 0.30 2.25 297 102.25 -- -- -- -- -.- --- --- --- 0.30 2.28 301 102.28 --- -- -- -.- .- --- _ ._ 0.S0 2.31 305 102.31 -- -- -- -- -- -- .-- -- 0.30 2.34 309 102.34 -- --- -- --- _-- -- --- -- 0.30 2.37 313 102.37 -- -- --_ -_ _. __ .- ._ 0.30 2.40 317 102.40 --- --- -- --- -* -- -- -- 0.30 2.43 321 102.43 -- -- -- ... _._ -. __ -. 0.30 2.46 325 102.46 --- --- -- -- -- --- -- -- 0.30 2.49 329 102.49 -- -- _-- --- --- --- --- --- 0.30 2.52 333 102.52 -- -- --- -- -- --- --- --- 0.30 2.55 337 102.55 --- -_ _-. --- .-- --- --- -- 0.30 2.58 341 102.58 --- -- --- --- -.- -- -- -- 0.30 2.61 345 102.61 --- --- -- --- --- -- -- -- 0.30 2.64 348 102.64 __- --- -- -_ --- --- -.- -- 0.30 2.67 352 102.67 --- --- -- --- -- -.. -- .-- 0.30 2.70 356 102.70 --- -- -- --- -- -__ .,. -_ 0.30 2.73 360 102.73 --- --- --- -- --- --- --- -- 0.30 2.76 364 102.76 -- --- -- _-- .-- --- -- -- 0.30 2.79 368 102.79 -- --- -- -- -- --- -- -. 0.30 2.82 372 102.82 -- -- -- --- --- --- -- -- 0.30 2.85 376 102.85 -- --- -. .-- -. -- -- _- 0.30 2.88 380 102.88 -- --- -- --- --- -- ... .- 0.30 2.91 384 102.91 --- »- -- -.- -- --- --- --- 0.30 2.94 388 102.94 -- -- -- -- -» --- --- --_ 0.30 2.97 392 102.97 --- --- --- -- --- -.- --- -- 0.30 3.00 396 103.00 -- -- -. --- --- -. -.- --- 0.30 ...End Hydrograph Repot Page Et,gM Hyd. No. 5 Hydrograph type = Reservoir Peak discharge = 0.27 cfs Storm frequency = 100 yrs Time interval = 60 min Inflow hyd. No. = 2 Reservoir name = 80 If inilt. tr Max. Elevation = 100.27 ft Max. Storage = 36 cult storage Indwom meawd used. Total Volume = 6,494 tuft Hydrograph Discharge Table Time Inflow Elevation CIv A Civ B Civ C Civ D Wr A Wr B Wr C Wr D Outflow (hrs) Os ft ds cfs ds cfs cfs cfs CfS cfs ds 5.00 0.06 100.06 ---- ----- --.-. _-». ._.. _.._. ._- ».» 0.06 6.00 0.09 100.08 ----- •---- --..- --.._ ___, .._._ ..._ 0.08 7.00 0.11 100.11 ----- ----- ---- ----- --- _-- .---- ---- 0.11 8.00 0.28 « 100.27 << - ..._ _-_. ___. ._... ..... �.. ---.. 0.27 << 9.00 0.21 100.22 ----- --.- _-.-- .---. »--- ---- .--- ----- 0.22 10.00 0.10 100.09 ---- ----- --- -»-- ---.- --.-- ._..- -.--- 0.09 11.00 0.11 100.11 ---- ---- --- ----- ---- ----- ----- ---- 0.11 12.00 0.07 100.07 -_-- ---_ ---- ----- --.- ---- ._-.. ----- 0.07 13.00 0.08 100.08 ---.- -.-» _..-- . N __ ._ .._, . _._. __._ 0.08 14.00 0.06 100.07 ----- -.--- ---.- --.» -_._- ..-. -___ -..-. 0.07 15.00 0.07 100.07 ----- ---- .--- --_.- -_-_ ._.._ ». _ 0.07 16.00 0.06 100.06 ---- ---. ----_ -.-- --- ..--- _.-.. ----. 0.06 17.00 0.06 100.06 ----- --- --_-- _---_ -.--- -.--. --- ---- 0.06 18.00 0.05 100.06 .--- --_- »- ----- -.._ ..--. -.». -»» 0.06 ...End Reservoir Report Page Reservoir No. 1 - 80 If inilt. trench Engfth Pond Data Bottom area = 132.0 sgft Side slope = 0.0:1 Bottom elev. = 100.00 ft Depth = 3.00 ft Stage / Storage Table Stage Elevation Contour area incr. Storage Total storage ft ft sgft cuft cult 0.00 100.00 132 0 0 0.30 100.30 132 40 40 0.60 100.60 132 40 79 0.90 100.90 132 40 119 1.20 101.20 132 40 158 1.50 101.50 132 40 198 1.80 101.80 132 40 238 2.10 102.10 132 40 277 2.40 102.40 132 40 317 2.70 102.70 132 40 356 3.00 103.00 132 40 396 Culvert I orifice Structures [A] [B] [C] [D] Weir Structures [A] IS] [C] [D] Rise in = 0.0 0.0 0.0 0.0 Crest Len ft = 0.0 0.0 0.0 0.0 Span in = 0.0 0.0 0.0 0.0 Crest El. ft = 0.00 0.00 0.00 0.00 No. Barrels = 0 0 0 0 Weir Coeff. = 0.00 0.00 0.00 0.00 Invert El. ft = 0.00 0,00 0.00 0.00 Eqn. Exp. = 0.00 0.00 0.00 0.00 Length ft = 0.0 0.0 0.0 0.0 Multl4tage = No No No No Slope % = 0.00 0.00 0.00 0.00 N Value = .000 .000 .000 .000 Orif. Coeff. = 0.00 0.00 0.00 0.00 Multi -Stage = ---- No No No Tailwater Elevation = 0.00 ft Note. All ouUlo" have been analyzed under inlet and outlet oonhol. Stage i Storage / Discharge Table Stage Storage Elevation Civ A Civ B Civ C Civ D Wr A Wr B Wr C Wr D Discharge ft cuft ft cfs cfs cfs cfs cis cfs cfs cfs cfs 0.00 0 100.00 -- --_ -- -- -- -- -- -.- 0.00 0.03 4 100.03 --- --- --- --- --- --- -- -- 0.03 0.06 8 100.06 --- -- --_ --_ -. -- --- --- 0.06 0.09 12 100.09 -- ._ -- --- -- --- -- -- 0.09 0.12 16 100.12 -- --- --- --- --- -_- .- -- 0.12 0.15 20 100.15 --- -- --- --- -- --- -- --- 0.15 0.18 24 100.18 --- .-- -r --- __ --- .- --- 0.18 0.21 28 100.21 -- -- --- _- _-- -..- --. --- 0.21 0.24 32 100.24 __ .._ __ _. __ -.- 0.24 0.27 36 100.27 -- --- --- --- --- -- --- --- 0.27 0.30 40 100.30 --- --- _._ __ .-. _. _.. _.. 0.30 Continues on next page... 80 If M. trench page 2 Stage I Storage I Discharge Table Stage Storage Elevation Civ A Clv B Clv C Civ D Wr A Wr B Wr C Wr D Discharge ft cuft ft cfs cfs cfs cfs cfs cfs cfs cfs cfs 0.33 44 100.33 --- -- _._ ._ .._ .._ _. _._ 0.30 0.36 48 100.36 --. -- --- -- -- -- --- --- 0.30 0.39 51 100.39 --- -- --- --- -- -- -- -- 0.30 0.42 55 100.42 --- _-- -- -- --- _-- -- -. 0.30 0.45 59 100.45 --- --- --- -.- --- --- --- --- 0.30 0.48 63 100.48 0.30 0.61 67 100.51 --- --- -- -- -_- -- --- --. 0.30 0.54 71 100.54 --- --- --- -- -- -- -- -- 0.30 0.57 75 100.57 -- -- -- --- -- .-- -._ __ 0.30 0.60 79 100.60 --- --- --- --_ --- _-_ .- -- 0.30 0.63 83 100.63 --- --- --- --- --- -- -- --- 0.30 0.66 87 100.66 --- -- -- --- -- -- -- -- 0.30 0.69 91 100.69 -- .- -- --- --- --- w 0.30 0.72 95 100.72 -- -- -- --- -- --- --- --- 0.30 0.75 99 100.75 --- --- --. --- -- --- .- --- 0.30 0.78 103 100.78 -- --- --- --- _-- --- --- --- 0.30 0.81 107 100.81 -- -- .- -- -- --- -- --- 0.30 0.84 111 100.84 --- -_ -- --- -_- --- --- --. 0.30 0.87 115 100.87 --- --- --- -. --- -- --- --- 0.30 0.90 119 100.90 -- -- --_ -_- --_ -- -- -_- 0.30 0.93 123 100.93 --- --- -» --- -- --. --- --- 0.30 0.98 127 100.96 --- -.- .-- -- --- -- --- --- 0.30 0.99 131 100.99 -- -- -.- __ _-- -- -_ 0.30 1.02 135 101.02 --- -- .-- --- .- _. _. w 0.30 1.05 139 101.05 --- --- --- --- -- -.- -.- --- 0.30 1.08 143 101.08 --- -- --- --- --- -- -- -- 0.30 1.11 147 101.11 --- -- --- - --- _- --- --- 0.30 1.14 150 101.14 --- -- -- -- .- ..- .. _ _. 0.30 1.17 154 101.17 0.30 1.20 158 101.20 --- -- -- --- --- --_ __ ._ 0.30 1.23 162 101.23 --- -- --- -- -- _-_ -- --- 0.30 1.26 166 101.26 -- --- --- -- --- --- --- -- 0.30 1.29 170 101.29 --- -- --- --- --- --- -- -- 0.30 1.32 174 101.32 -- --- -- --. -. -- - -- 0.30 1.35 178 101.35 --- •-- --- -- --- --- -- --- 0.30 1.38 182 101.38 -- -- .-- -- -- --- -» --- 0.30 1.41 186 101.41 -- --- --- _- --- --- -- --- 0.30 1.44 190 101.44 -- --- --- --_ -- -_- --_ --. 0.30 1.47 194 101.47 -- --- --- --- -- --- -- --. 0.30 1.50 198 101.50 -- -- -- --- _-- __ __ _. Q.30 1.53 202 101.53 --- --- .-- --. .- -- __ _- 0.30 1.56 206 101.56 --- --- --- .-- -- _-. --- -_ 0.30 1.59 210 101.59 -- -- --- -- -- --- -- --- 0.30 1.62 214 101.62 -- --- -- --- -- .-. ... ... 0.30 1.65 218 101.65 --- --- -_ --_ --- -- --- --- 0.30 1.68 222 101.68 --- -- --- --- --- --- -- -- 0.30 1.71 226 101.71 -- --- --- --- --- --- -- --- 0.30 1.74 230 101.74 -- --- --- -- --- -- -- -- 0.30 1.77 234 101.77 -- --- -- -- --- --. --- --- 0.30 1.80 238 101.80 --- --- --- --- --- -- --- -- 0.30 1.83 242 101.83 --- --- --_ --- _-_ --- --_ -- 0.30 1.86 246 101.88 --- --- --- --- --- --- -- --- 0.30 1.89 249 101.89 -- -- _- --- -» --- -- -- 0.30 Continues on next page... ' 80 K Wk. trench Pap 3 Stage / Storage / Discharge Table Stage Storage Elevation Clv A Civ B Civ C Civ 0 Wr A Wr B Wr C Wr D Discharge ft cuft ft cfs cfs cfs cfs cfs cfs cfs cis cfs 1.92 253 101.92 --- --_ -- --- -- --- --- -- 0.30 1.95 257 101.95 0.S0 1.98 261 101.98 -- -- --- -- -.- --- --- -- 0.30 2.01 265 102.01 --- --- --- --. --- --- --- --- 0.30 2.04 269 102.04 0.30 2.07 273 102.07 0.30 2.10 277 102.10 -- --- -- --- --- .-- --- -- 0.30 2.13 281 102.13 --- --- -- -- •-- --- --- -- 0.30 2.16 285 102.16 -- --- --- -- --• -- _-- -- 0.30 2.19 289 102.19 --- --- -- -. --- -- -- -- 0.30 2.22 293 10222 --- --- --- -- --- --- -_ _. 0.30 2.25 297 102.25 --- --- --- --- -- --r -- -- 0.30 2.28 301 102.28 -- --- --- -.- --- --- --- -- 0.30 2.31 305 102.31 -- --- -- -_ __ ._ . _. ... 0.30 2.34 309 102.34 --- -- --- --- -- -.. _. -_ 0.30 2.37 313 102.37 --- --- -- --- --- -- -_- --- 0.30 2.40 317 102.40 -- -- -- --_ --- -- --- --- 0.30 2.43 321 102.43 -- -- -- -- -- --- -- 0.30 2.46 325 102.46 - -- -- -M --- --- --- -- 0.30 2.49 329 102.49 -_- -- --- -- --- -- -- -- 0.30 2.52 333 102.52 --- --- _- -- --- --- --- --- 0.30 2.55 337 102.55 --- -- --- --- .-- --- .-- .-- 0.30 2.58 341 102.58 .- --- --- .- --- -- --- -- 0.30 2.61 345 102.61 --- --- -- --- --- --- -- 0.30 2.64 348 102.64 -- --- -- --. -- --- -- --- 0.30 2.67 352 102.67 --- .-- --- .-- -- -- --- --- 0.30 2.70 356 102.70 --- -»- --- -- --- -- _- --- 0.30 2.73 360 102.73 --- --- -..- __ __ -. --- -- 0.30 2.76 364 102.76 -- --- --- --- --- _-- --- -- 0.30 2.79 368 102.79 - --- --- -- --- -- -- --- 0.30 2.82 372 102.82 -- --_ --- -- --- -- -- -- 0.30 2.85 376 102.85 --- -- --- --- __ -- --- --- 0.30 2.88 380 102.88 -- --_ -- -- --- --- -- --- 0.30 2.91 384 102.91 -- --- --- --- -- -- --- -- 0.30 2.94 388 102.94 --- 0.30 2.97 392 102.97 - 4.30 3.00 396 103.00 --_ -- .-- --- __ .. ._ 0.30 ...End 2.0 CONDITIONS AND REQUIREMENTS SUMMARY Core Requirement: 1. Discharge at the Natural Location: Runoff from the proposed development will discharge to the onsite storm system and infiltrate into the native soil, with 100% storm water retained onsite. 2. Off -site Analysis: Negligible offsite flows currently enter the developed portion of the site from adjacent properties to the west. No qualitative downstream analysis has been performed on the downstream system, due to the utilization of 100% onsite retention. 3. Flow Control: Flow control is proposed for this development because it is a requirement of Core Requirement #3. The project lies within Level 1 Flow Control Area (see appendix A). The basin was determined to be 0.22 acres tributary area flowing to the downstream path. The project encompasses development of the entire site. The total imperviousness (roof, pavement and sidewalk) was estimated at 74% of the developed based on the site plan. The areas are proposed for the site: Developed Impervious=0..16 acres Developed Landscaping=0.08 acres The retention required for the site was determined to be cu.ft. Due to site constraints, it was determined that an underground infiltration system is the best option for the site. The trench will be underneath the parking lot north of the proposed building. The storm drainage system will be provided with access to each component via storm manholes and catch basins. The infiltration system will outlet to a control structure designed per the peak analysis in SBUH modeling. Water quality flows will drain to from the control manhole with an oil -water separator basin into the infiltration trench. 4. Conveyance System: The proposed 12" diameter onsite conveyance system will be analyzed and according to the calculations, has adequate conveyance capacity to convey the 25 yr design storm event. The proposed storm system will also reach the required cleansing velocity during lower frequency design events. 5. Temporary Erosion Control: An Erosion Control Plan meeting the requirements of the 2005 King County Surface Water Design Manual and City of Tukwila requirements, will be prepared as part of the Construction Plans. 6. Maintenance and Operation: A Maintenance and Operations Manual for the proposed storm system will be included in the final design document package. The system will be privately maintained. 7. Financial Guarantees and Liability: According to Chapter 1.2.7 of the 2005 KCSWDM, a Drainage Facilities Restoration and Site Stabilization Financial Guarantee will be required for the project. The Guarantee must be an amount sufficient to cover the cost of any corrective work performed specifically for the project. Prior to release of the guarantee, the applicant must do the following: A. Construct the drainage facilities. B. Receive final construction approval from the City of Tukwila. C. Pay all required fees. Financial guarantees will be provided at the time of submittal of the final TIR and construction plans and have not been included in this report. 8. Water Quality: Water quality treatment is a requirement of this project per KCSWDM section 1.2.8 threshold requirements and by the City of Tukwila storm -water management. See section 4.5 for a more detailed discussion. 9. Special requirement # 1 Adopted area -specific requirements: This project does not lie in any one specific region that has adopted requirements. 10. Special requirement #2 Flood hazard area delineation: Not applicable. 11. Special requirement #3 Flood protection facilities: Not applicable. 12. Special requirement #4 Source control: is applicable to this project because it is a commercial/residential development per KCSWDM section 1.3.4. Source control measures that apply to this project include source controls applicable to the activity related to: • Clearing, grading, and preparation of land for small construction Projects • Demolition of buildings • Building construction The source control measures applicable are designed in to the site plan. 3.0 OFFSITE ANALYSIS (LEVEL 1 DOWNSTREAM) Not applicable. No discharge is proposed from the project. The proposed storm water facility is to provide 100% retention of a 7 day and 24 hour peak storm event. 4.0 PRELIMINARY FLOW CONTROL & WATER QUALITY FACILITY ANALYSIS AND DESIGN DISCUSSION 4.1 Existing Site Hydrology (Part A) The site is currently undeveloped. A paved driveway crosses the easterly margin of the parcel within an a private access easement which provide access to an existing commercial building located due north of the subject property. The site slopes downhill from the south to north about 3- 7%. The overall flow direction of the system is to the north, due to topography. 4.2 Developed Site Hydrology (Part B) The site development will include the construction of a single three story building with commercial retail on the lower floor and the upper two levels providing four residential units. Surface water management runoff will be provided per the 2005 KCSWDM and the City of Tukwila requirements. All runoff from the proposed building roof will be tight -lined directly into the underground retention system while all proposed drivable surface (PGIS) will be treated prior to entering detention. The detention system is designed using Level 1 flow control practice. The developed site areas are described below: The storm drainage system will flow to a control structure with an oil -water separator. Water quality flows will drain to from the control catch basin into the infiltration system. 4.3 Performance Standards (Part C) Level 1 Flow Control per King County Storm -water Manual. 4.4 Flow Control System (Part D) See section 4.2 for discussion 5.0 CONVEYANCE SYSTEM ANALYSIS AND DESIGN The proposed storm pipe is proposed to be 12" diameter. The 2005 KCSWDM will Be used for calculating storm water runoff for conveyance design. The proposed conveyance system will be sized to handle the un-detained 25-year peak flows from the site. 6.0 SPECIAL REPORTS AND STUDIES None with this report. 7.0 OTHER PERMITS Right of Way Permit 8.0 TESC ANALYSIS AND DESIGN This small site will not require much erosion control if developed during the Summer months. The following are the simple BMP's that are required for erosion control on the site and should be utilized as a minimum standard for erosion control. These BMP's are obtained from the Appendix D of the KCSWDM, which the Erosion Control lead of the contractor should be familiar with prior to commencing construction. • Clearing Limits to be set according to the requirements of the construction plans Section D3.1) • Mulching steep slope areas (Section D3.2.2) • Temporary and Permanent Seeding (Section D3.2.6) • Silt Fence (Section D3.3.1) • Stabilized Construction Entrance (Section d.3.4.1) • Storm Drain Inlet Protection (Section D.3.5.3) Wet Season Requirements should be adhered to as follows: Any site with exposed soils during the wet season (October 1 to April 30) shall be subject to the special provisions below. In addition to the ESC cover measures (see Section D.4.2,p. D-8), these provisions include covering any newly seeded area with mulch and identifying and seeding as much disturbed area as possible prior to September 23 in order to provide grass cover for the wet season. Wet Season Special Provisions All of the following provisions for wet season construction are detailed in the referenced sections. These requirements are listed here for the convenience of the designer and the reviewer. 1. The allowed time that a disturbed area can remain un-worked without cover measures is reduced to two days, rather than seven days (Section D.4.2). 2. Stockpiles and steep cut and fill slopes are to be protected if un-worked for more than 12 hours (Section D.4.2). 3. Cover materials sufficient to cover all disturbed areas shall be stockpiled on site (Section D.4.2) 4. All areas that are to be un-worked during the wet season shall be seeded within one week of the beginning of the wet season (Section 0) 5. Mulch is required to protect all seeded areas (Section 0). 6. Fifty linear feet of silt fence (and the necessary stakes) per acre of disturbance must be stockpiled on site (Section D.4.3.1). 7. Construction road and parking lot stabilization are required for all sites unless the site is underlain by coarse -grained soil (Section d.4.4.2) 8. Sediment retention is required unless no offsite discharge is anticipated for the specified design flow (Section D.4.5). 9.Surface water controls are required unless no offsite discharge is anticipated for the specified design flow (Section 0). 10. Phasing and more conservative BMPs must be evaluated for construction activity near surface waters (Section D.5.3). 11. Any runoff generated by dewatering shall be treated through construction of a sediment trap (Section D.4.5.1) when there is sufficient space or by releasing the water to a well -vegetated, gently sloping area. Since pumps are used for dewatering, it may be possible to pump these sediment -laden water well away from the surface water so that vegetation can be more effectively utilized for treatment. A straw bale filter shall be placed around the discharge from the dewatering pump. If there is not space for a sediment trap or 25 feet of suitable vegetation, other filtration methods shall be required consistent with KCC 9.12 12. The frequency of maintenance review increases from monthly to weekly (Section D.5.4.). 9.0 BOND QUANTITIES, FACIITY SUMMARIES & DECLARATION OF COVENANT 9.1 Bond Quantity Sheets To be provide upon final design. 9.2 Flow Control and Water Quality Facility Summary Sheet And Sketch To be provide upon final design. 9.3 Declaration of Covenant 10.0 MAINTENANCE AND OPERATIONS MANUAL Will be supplied with final design. a Outdoor Storefront Lightbox Sign Cabinet Double Sided 2ft x 6ft Business Sign- Long Term Light Box Sign Solution 24" x 72„ Double Sided Shown with Optional Graphics & Stand Signs are Made Recyclable in the USA Outdoor Double Sided Light Box Business Signs are built to last for years to c me! 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Features & Benefits: • Double sided to be seen by traffic coming and going. • Top quality aluminum cabinets that will never rust, this sign is built to last! • Welded corners for a sophisticated finished look that boasts a pickup truck solid construction • Built to stand up to winds of 120 mph wind load • Solar grade polycarbonate faces protect your sign graphic and resist warping • Optional double sided sign graphics are printed on quality 3M vinyl and applied to the sign face for a superior look and unbeatable durability • Comes with standard bulbs, replacement bulbs can be purchased and any hardware store • Hinged internal sign access on both sides is tamper resistant • Wired for 120 volts, UL listed • Custom made in the USA • Signs can be recycled Specifications: • Sign Size: 24in x 72in Tin deep • Double sided • Frame Material: Top quality aluminum with welded corners • Frame Color: Supplied natural aluminum or optional powder coat paint frame colors. See bottom of page for optional colors • Access: Sign bulbs and electrical are accessed by opening the hinged retainers and sliding out the sign faces N Access retainer location is located on the left and right sides, the location can be changed upon request in advance • Sign Faces: Pan face solar grade polycarbonate sign faces N Sign faces are supplied translucent white for orders without graphics, this allows you to apply your sign graphics to the outside of the sign faces. N Option: Clear sign faces are available upon request. Note: Graphics will need to be reverse printed and applied to the inside N Option: Flat sign face is available upon request. Note: Flat sign faces are not as sturdy as a pan faces and hot spots may be seen with light background colors. • Mounting Options Download: Double Sided Mounting Options PDF • Mounting hardware is sold separately • Bulbs are approximately 1 per foot • Electrical: Wired for 120 Volts with a 3-wire pigtail for hard wiring • Weather Conditions: Built for 120 mph B wind load • Packaging: Ships freight in wood crate • UL Listed Sign Graphics: graphic prints are sold separately • Graphic Sizes: 19.75" x 67.75" per side • Graphic Safety Zone: 17.75" x 65.75" with bleed • Bleed: Includes 1" all the way around • Graphic Material: 3M vinyl applied to durable SGC 100 Lexan® by General Electric. • Graphic design services are available upon request, please call for an estimate • Graphics can be applied to the inside or outside of sign faces Short Term Graphics: Graphics are applied to the outside of the ;ign faces, best for graphics subject to change • Allows graphics to be changed as often as needed • Best for strip malls, short term leased buildings, start up business's Permanent Graphics: Graphics are applied to the inside of sign Faces, superior look while protecting your sign graphics • Reverse printed and applied to the inside for a long lasting solution protecting your sign graphics • Glossy appearance - A semi -reflective surface that gives the sign a quality look and feel. • Protected from scratches and other damage - Because it is underneath the tough outer layer of Lexan, your vinyl graphics can't be damaged by outside elements. • Protected from vandalism - Spray paint and egg wipes right off of the smooth outer Lexan with rubbing alcohol, even if dry. • Protected from UV rays - UV protection built into both the outer Lexan and 3M vinyl prevent damage and yellowing from the sun's harmful rays BUILDING EDGE GUTTER IpO% Locally Owned and Operated Rainier Title King/Snohomish Direct: (888) 929-1999 King/Snohomish Fax: (206) 230-7779 or (425) 339-2491 Pierce Direct: (253) 671-1120 Pierce Fax: (253) 476-3700 Email: TheTitleTeamoRainierTitle.com 1501 41h Avenue, Suite 300, Seattle, WA 98101 SECOND REPORT SCHEDULE A Order Number: 629532 1. Effective Date: February 13, 2012 at 8:00 A.M. 2. Policy or Policies to be issued: ALTA Standard Coverage Owner's Policy (06/2006) Amount: $180,000.00 ST, Owner's Standard Rate with Escrow Discount Premium: $510.00 Sales Tax: $48.45 Note: Premium split for HUD-1: Underwriter portion: $51.00; Agent Portion: $507.45 Proposed Insured: Baumeister LLC ALTA Extended Coverage Loan Policy (06/2006) Amount: To Be Determined ST, Lender's Extended Simultaneous Issue Rate (Purchase) with Premium: To Be Determined Electronic Order Discount Sales Tax: To Be Determined Proposed Insured: To Be Determined 3. The estate or interest in the land described or referred to in this commitment is: FEE SIMPLE 4. Title to the FEE SIMPLE estate or interest in the land is at the Effective Date vested in: Nasratullah Sharify and Nahid S. Sharify husband and wife; and Khalil D. Amon, as a separate estate 5. The land referred to in this Commitment is described in Exhibit A. Rainier Title, Agent for Stewart Title Guaranty Company James R. Hoagland, Unit Manager Page 1 EXHIBIT A The South 180.4 feet of the South 290.4 feet of the following described property: Beginning at a point on the North line of Section 27, Township 23 North, Range 4 East, W.M., in King County, Washington, distant North 89059'10" West 2306.10 feet from the Northeast corner of said Section 27, and running Thence South 0°15'50" East 610.80 feet to the true point of beginning of this description; Thence continuing South 0015'50" East 580.8 feet; Thence North 89059'10" West 150 feet; Thence North 0015'50" West 580.8 feet; Thence South 89059'10" East 150 feet to the true point of beginning. Being known as Tract 37, Block 5, McMicken Heights Division No. 2, according to the unrecorded plat thereof. Together with an easement for ingress and egress over the East 8 feet of the South 100 feet of the property adjoining on the West. Situate in the County of King, State of Washington. End of Schedule A Page 2 SCHEDULE B PART I I. The following are the requirements to be complied with: A. Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. B. Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record. NOTE: Effective January 1, 1997, and pursuant to amendment of Washington state statutes relating to standardization of recorded documents, the following format and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. FORMAT: • Margins to be 3" on top of first page, 1" on sides and bottom, 1" on top, sides and bottom of each succeeding page. • Font size of 8 points or larger and paper size of no more than 8'/2" by 14". • No attachments on pages such as stapled or taped notary seals, pressure seals must be smudged. INFORMATION WHICH MUST APPEAR ON THE FIRST PAGE: • Title or titles of document. If assignment or reconveyance, reference to auditor's file number or subject deed of trust. • Names of grantor(s) and grantee(s) with reference to additional names on following page(s), if any. • Abbreviated legal description (lot, block, plat name or section, township, range and quarter section for unplatted). • Assessor's tax parcel number(s). • Return address which may appear in the upper left hand 3" top margin. II. Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of the satisfaction of the Company: A. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records, or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this commitment. B. Any policy issued pursuant hereto will contain the Exclusions From Coverage and, under Schedule B, the standard exceptions as set forth and identified as to the type of policy on the attached Schedules of Exclusions and Exceptions. End of Schedule B Part I Page 3 Order Number: 629532 SCHEDULE B PART II General Exceptions: Schedule B Exceptions appearing in ALTA Owner's Policy (6/17/06)—Standard Coverage and ALTA Loan Policy (6/17/06)—Standard Coverage: 1. Taxes or assessments which are not shown as existing liens by the public records. 2. (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (iii) water rights, claims or title to water; whether or not the matters described in (i), (ii), & (iii) are shown in the public records; (iv) Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. 3. Rights or claims of parties in possession not shown by the public records. 4. Easements, claims of easements or encumbrances which are not shown by the public records. 5. Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey and inspection of the premises and which are not shown by the public records. 6. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 7. Any service, installation, connection, maintenance, tap, capacity, construction or reimbursement charges for sewer, water, electricity or other utilities, or for garbage collection and disposal. 8. Any titles or rights asserted by anyone, including but not limited to persons, corporations, governments, or other entities, to tidelands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or gulf, or lands beyond the line of the harbor or bulkhead lines as established or changed by the Unites States Government, or riparian rights, if any. Schedule B Exceptions appearing in ALTA Owner's Policy (6/17/06)—Extended Coverage: 1. Taxes or assessments which are not shown as existing liens by the public records. 2. (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (iii) water rights, claims or title to water; whether or not the matters described in (i), (ii), & (iii) are shown in the public records; (iv) Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. 3. Any service, installation, connection, maintenance, tap, capacity, construction or reimbursement charges for sewer, water, electricity or other utilities, or for garbage collection and disposal. 4. Any titles or rights asserted by anyone, including but not limited to persons, corporations, governments, or other entities, to tidelands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or gulf, or lands beyond the line of the harbor or bulkhead lines as established or changed by the Unites States Government, or riparian rights, if any. Schedule B Exceptions appearing in ALTA Loan Policy (6/17/06) and ALTA Homeowner's Policy Of Title Insurance (02/03/10) No general exceptions appear in these policy forms. Page 4 SCHEDULE B PART II (continued) Special Exceptions: Payment of real estate excise tax, if required, pursuant to the authority of RCW Chapter 82.45, and subsequent amendments thereto. The property described herein is situated within the boundaries of local taxing authority of City of Tukwila. As of the effective date herein, the real estate excise tax rate is 1.78%. 2. General taxes and charges: 1 st half delinquent May 1, if not paid; 2nd half delinquent November 1, if not paid. Year: 2012 Amount billed: $2,504.58 Amount paid: $0.00 Amount unpaid: $2,504.58 Tax Account No.: 537980-0670-04 Levy code: 2326 Assessed value of land: $270,600.00 Assessed value of improvements: $0.00 Matters relating to the questions of survey, rights of parties in possession, and unrecorded lien rights for labor and material, if any, the disposition of which will be furnished by supplemental report. 4. The legal description in this commitment is based upon information provided with the application for title insurance and the public records as defined in the policy to issue. The parties to the forthcoming transaction must notify the title insurance company, prior to closing, if the description does not conform to their expectations. 5. Unrecorded leaseholds, if any; rights of vendors and holders of security interest on personal property installed upon the land; and rights of tenants to remove trade fixtures at the expiration of the term. PLEASE FULL COMPLETE AND RETURN THE ATTACHED SELLER'S AFFIDAVIT TO THE COMPANY FOR REVIEW PRIOR TO CLOSING. 6. We find no pertinent matters of record against the name(s) of the vested owners. 7. We find no conveyances within the last 36 months. 8. The land described in this commitment appears to be residential in nature and may be subject to the provisions of RCW 6.13.060 (Homestead Statute), if the land is occupied as a primary residence. If the land is occupied as a primary residence, all instruments conveying or encumbering the land must be executed by each spouse, individually, or by an attorney -in -fact. In the event the Company receives instruments that are not joined by the non -owning spouse with possible homestead rights, the Company may be unable to record or to insure the transaction. Page 5 9. Right, title and interest of the spouse of Khalil D. Amon, vested owner, on April 12, 2004, the date the vested owner acquired title. The deed conveying title to the vested owner did not disclose his or her marital status. If the vested owner was then unmarried or was married to a spouse who is joining in the execution of the forthcoming instrument, a statement to that effect will be sufficient; otherwise, any interest of the vested owner's spouse on that date must be cleared. 10. According to the Application for Title Insurance, the Proposed Insured is Baumeister LLC. We find no pertinent matters of record against the name(s) of said party(ies). 11. We are informed that Baumeister LLC, is a limited liability company (LLC). A copy of the duplicate original of the filed LLC Certificate of Formation, the LLC agreement and all subsequent modifications or amendments must be submitted to the Company for review. 12. Any conveyance or mortgage by Baumeister LLC, a limited liability company (LLC), must be executed by all the members, or evidence submitted that certain designated members or managers have been authorized to act for the limited liability company. 13. Right to enter the land to make repairs and cut brush and trees which threaten or endanger the electric transmission line adjoining the land, as granted in instrument recorded under Recording No. 2642542. 14. Easement and the terms and conditions thereof: Purpose: Driveway Area affected: a portion of said premises Recorded: May 25, 1953 Recording No.: 4347641 15. Easement and the terms and conditions thereof Grantee: Puget Sound Power and Light Company, a Washington Corporation Purpose: electric transmission and/or distribution system Area affected: a portion of said premises Recorded: October 3, 1978 Recording No.: 7810030776 Contains covenant prohibiting structures over said easement or other activity which might endanger the underground system. 16. Matters set forth by survey: Recorded: September 20, 2000 Recording No.: 20000920900016 17. Easement and the terms and conditions thereof: Purpose: ingress, egress and parking Area affected: the North 20 feet of said premises Recorded: July 8, 2004 Recording No.: 20040708001449 18. Easement and the terms and conditions thereof: Purpose: Egress, ingress, parking, utilities and business sign Area affected: the East 50 feet of said premises As disclosed by: Quit Claim Deed Recorded: October 14, 1994 Recording No.: 9410141339 19. Easement and the terms and conditions thereof: Page 6 Grantee: Jess J. Schober and Barbara A. Schober, husband and wife Purpose: Ingress, egress and utilities Area affected: the East 50 feet of said premises Recorded: January 23, 1996 Recording No.: 9601231388 End of Schedule B Part II Page 7 Additional Notes: A. Abbreviated Legal Description: Ptn. NE 1/4-Sec. 27, Twp. 23N, Rge. 4E B. Property Address: 4228 S. 164th Street, Tukwila, WA 98188 C. Investigation should be made to determine if there are any service, installation, maintenance or construction charges for sewer, water, telephone, gas, electricity or garbage and refuse collection. D. In the event this transaction fails to close, a cancellation fee will be charged for services rendered in accordance with our rate schedule. E. Unless otherwise requested, the forms of policy to be issued in connection with this commitment will be ALTA 2006 policies, or in the case of standard lender's coverage, the CLTA Standard Coverage Policy — 2006. The Owner's policy will automatically include the Additional Coverage Endorsement, when applicable, at no additional charge. The Policy committed for or requested may be examined by inquiry at the office which issued the commitment. A specimen copy of the policy form(s) referred to in this commitment will be furnished promptly upon request. F. In the event that the commitment jacket is not attached hereto, all of the terms, conditions and provisions contained in said jacket are incorporated herein. The commitment jacket is available for inspection at any company office. G. The policy(s) of insurance may contain a clause permitting arbitration of claims at the request of either the insured or the company. Upon request, the company will provide a copy of this clause and the accompanying arbitration rules prior to the closing of the transaction. Page 8 100% Locally Owned and Operated STG Privacy Notice 2 (Rev 01/26/09) Independent Agencies and Unaffiliated Escrow Agents WHAT DO/DOES THE RAINIER TITLE LLC AND STEWART TITLE GUARANTY COMPANY DO WITH YOUR PERSONAL INFORMATION? Federal and applicable state law and regulations give consumers the right to limit some but not all sharing. Federal and applicable state law regulations also require us to tell you how we collect, share, and protect your personal information. Please read this notice carefully to understand how we use your personal information. This privacy notice is distributed on behalf of Rainier Title LLC and Stewart title Guaranty Company and its affiliates (the Stewart Title Companies), pursuant to Title V of the Gramm -Leach -Bliley Act (GLBA). The types of personal information we collect and share depend on the product or service that you have sought through us. This information can include social security numbers and driver's license number. All financial companies, such as Rainier Title LLC and Stewart Title Guaranty Company, need to share customers' personal information to run their everyday business —to process transactions and maintain customer accounts. In the section below, we list the reasons that we can share customers' personal information; the reasons that we choose to share; and whether you can limit this sharing. Reasons we can share your personal information Do we share? Can you limit this sharing? For our everyday business purposes— to process your transactions and maintain your account. This may include running the business and managing customer accounts, such as processing transactions, mailing, Yes No and auditing services, and responding to court orders and legal investigations. For our marketing purposes— to offer our products and services to Yes No you. For joint marketing with other financial companies No We don't share For our affiliates' everyday business purposes— information about your transactions and experiences. Affiliates are companies related by Yes No common ownership or control. They can be financial and nonfinancial companies. For our affiliates' everyday business purposes— information about No We don't share your creditworthiness. For our affiliates to market to you Yes No For nonaffiliates to market to you. Nonaffiliates are companies not related by common ownership or control. They can be financial and No We don't share nonfinancial companies. Page 9 We may disclose your personal information to our affiliates or to nonaffiliates as permitted by law. If you request a transaction with a nonaffiliate, such as a third party insurance company, we will disclose your personal information to that nonaffiliate. We do not control their subsequent use of information, and suggest you refer to their privacy notices. Sharing practices How often do/does Rainier Title LLC We must notify you about our sharing practices when you request a and Stewart Title Guaranty Company transaction. notify me about their practices? How do/does Rainier Title LLC and To protect your personal information from unauthorized access and use, Stewart Title Guaranty Company we use security measures that comply with federal and state law. These protect my personal information? measures include computer, file, and building safeguards. How do/does Rainier Title LLC and We collect your personal information, for example, when you Stewart Title Guaranty Company collect my personal information? . request in services . provide such information to us We also collect your personal information from others, such as the real estate agent or lender involved in your transaction, credit reporting agencies, affiliates or other companies. What sharing can I limit? Although federal and state law give you the right to limit sharing (e.g., opt out) in certain instances, we do not share your personal information in those instances. Contact Us If you have any questions about this privacy notice, please contact us at: Stewart Title Guaranty Company, 1980 Post Oak Blvd., Privacy Officer, Houston, Texas 77056 Page 10 100% Locally Owned and Operated Order No. 629532 N , 30 � r I a i 1 p r N NI I I ; � 0695 I 1 r I ' f r "�' r 1 r tp a 1 i , Ill '3a 1001A1 37 i , � i . 6694 I o o O � � 9D S69"59�10"E I ` r m MW 10350# LOT 3 ------------ ' 1 42 e pr, Q6 o 817 6# r I 0660 975Di LOT 2 J62482# 130 21560#LLA 0°( 17124# 0640 33.03 M1 97-� BLA ow III"``••• 2178C# }OT I 27060# 067'0 e N LOT 9 ro o 063D 0650 w,r �r .J 154 Z54 60 75 -----,\ —-- ----------- ___ S 164TH ST -'--t — ----- --- i xy� r- TOKtfi I343 N 1 1 15O �5 gam+- CZTY .14lu 8 x�c ORD B P`i '�( 14175# 10175# 9130 GO 75 I ` ; 3150 i sMA3 eo,i M } .� 2 r 20 �D n 7824/ 3051 t J r � 3UP0� y�q This sketch is provided without charge, for your information. It is not intended to show all matters related to the property including, but not limited to: area, dimensions, easements, encroachments or location of boundaries. It is not a part of, nor does it modify, the commitment/policy to which it is attached. The Company assumes NO LIABILITY for any matter related to this sketch. Reference should be made to an accurate survey for further information. Page 11 COMMITMENT FOR TITLE INSURANCE Issued By lb Vk 0000 RainierTitle Stewart Title Guaranty Company Form 1004-251 D (Rev. 06/2006) Page 12 ORIGINAL Stewart Title Guaranty Company, herein called the Company, for a valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the requirements:; all subject to the provisions of Schedules A and B and to the Conditions of this Commitment. This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company. All liability and obligation under this Commitment shall cease and terminate six months after the Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the Company. This Company will provide a sample of the policy form upon request. This Commitment shall not be valid or binding until countersigned by a validating officer or authorized signatory. Stewart Title Guaranty Company NOTE: THE POLICY COMMITTED FOR MAY BE EXAMINED BY INQUIRY AT THE OFFICE OF RAINIER TITLE AND A SPECIMEN COPY OF THE POLICY FORM (OR FORMS) REFERRED TO IN THIS COMMITMENT WILL BE FURNISHED PROMPTLY UPON REQUEST. RAINIER TITLE IS AN ISSUING AGENT FOR Stewart Title Guaranty Company COMMITMENT CONDITIONS AND STIPULATIONS 1. The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument. 2. If the proposed insured has or acquires actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only to the named proposed insured and such parties included under the definition of insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith, (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions, the Conditions and Stipulations, and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a report on the condition of title. Any action or actions or rights of action that the proposed insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. 5. The policy to be issued contains an arbitration clause. All Arbitable matters when the Amount of Insurance is $2,000,000, or less, shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules at http://www.alta.org. Page 13 SCHEDULE OF EXCLUSIONS FROM COVERAGE The matters listed below each policy form are expressly excluded from the coverage of that policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason thereof. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY (6117/06) 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibition, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered -Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 11, 13, or 14); or (d) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doing -business laws of the state where the Land is situated. 5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and is based upon usury or any consumer credit protection or truth -in -lending law. 6. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction creating the lien of the Insured Mortgage, is (a) a fraudulent conveyance or fraudulent transfer, or (b) a preferential transfer for any reason not stated in Covered Risk 13(b) of this policy. 7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the Insured Mortgage in the Public Records. This Exclusion does not modify or limit the coverage provided under Covered Risk 11 (b). AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY (6/17106) 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10; or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is (b) a fraudulent conveyance or fraudulent transfer; or (c) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. AMERICAN LAND TITLE ASSOCIATION HOMEOWNER'S POLICY OF TITLE INSURANCE FOR A ONE -TO -FOUR FAMILY RESIDENCE (02/03/10) In addition to the Exceptions in Schedule B, You are not insured against loss, costs, attorneys' fees, and expenses resulting from: 1. Governmental police power, and the existence or violation of those portions of any law or government regulation concerning: a. building; b. zoning; c. land use; d. improvements on the Land; e. land division; and f. environmental protection. This Exclusion does not limit the coverage described in Covered Risk 8.a., 14, 15, 16, 18, 19, 20, 23 or 27. 2. The failure of Your existing structures, or any part of them, to be constructed in accordance with applicable building codes. This Exclusion does not limit the coverage described in Covered Risk 14 or 15. 3. The right to take the Land by condemning it. This Exclusion does not limit the coverage described in Covered Risk 17. 4. Risks: a. that are created, allowed, or agreed to by You, whether or not they are recorded in the Public Records; b. that are Known to You at the Policy Date, but not to Us, unless they are recorded in the Public Records at the Policy Date; c. that result in no loss to You; or d. that first occur after the Policy Date - this does not limit the coverage described in Covered Risk 7, 8.e., 25, 26, 27 or 28. 5. Failure to pay value for Your Title. 6. Lack of a right: a. to any land outside the area specifically described and referred to in paragraph 3 of Schedule A; and b. in streets, alleys, or waterways that touch the Land. This Exclusion does not limit the coverage described in Covered Risk 11 or 21 7. The transfer of the Title to You is invalid as a preferential transfer or as a fraudulent transfer or conveyance under federal bankruptcy, state insolvency, or similar creditors' rights laws. SCHEDULE B GENERAL EXCEPTIONS The matters listed below each policy form are expressly excepted from the coverage of that policy and that policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason thereof. Page 14 SCHEDULE B EXCEPTIONS APPEARING IN ALTA OWNER'S POLICY —STANDARD COVERAGE AND ALTA LOAN POLICY —STANDARD COVERAGE 1. Taxes or assessments which are not shown as existing liens by the public records. 2. (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (iii) water rights, claims or title to water; whether or not the matters described in (i), (ii), & (iii) are shown in the public records; (iv) Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. 3. Rights or claims of parties in possession not shown by the public records. 4. Easements, claims of easements or encumbrances which are not shown by the public records. 5. Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey and inspection of the premises and which are not shown by the public records. 6. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 7. Any service, installation, connection, maintenance, tap, capacity, construction or reimbursement charges for sewer, water, electricity or other utilities, or for garbage collection and disposal. 8. Any titles or rights asserted by anyone, including but not limited to persons, corporations, governments, or other entities, to tidelands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or gulf, or lands beyond the line of the harbor or bulkhead lines as established or changed by the Unites States Government, or riparian rights, if any. SCHEDULE B EXCEPTIONS APPEARING IN ALTA OWNER'S POLICY — EXTENDED COVERAGE 1. Taxes or assessments which are not shown as existing liens by the public records. 2. (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (iii) water rights, claims or title to water; whether or not the matters described in (i), (ii), & (iii) are shown in the public records; (iv) Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. 3. Any service, installation, connection, maintenance, tap, capacity, construction or reimbursement charges for sewer, water, electricity or other utilities, or for garbage collection and disposal. 4. Any titles or rights asserted by anyone, including but not limited to persons, corporations, governments, or other entities, to tidelands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or gulf, or lands beyond the line of the harbor or bulkhead lines as established or changed by the Unites States Government, or riparian rights, if any. SCHEDULE B EXCEPTIONS APPEARING IN ALTA LOAN POLICY (6/17/06) and ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE (02/03/10) No general exceptions appear in these policy forms. Page 15 Rehird Address: S16W-160� LAW OFFICES Nlicpae1,P..Scr6ggs Law Offices �7900 SE 28�h Stj`Suite,4Z0 Mercer Ulano;-*A 9800:.. 20040708001449 MICHAEL P SCRO EAS 26 00 PAGE801 OF 007 07/08/2004 12 47 KING COUNTY, WA Picasc print or type i4QrMNt1o0,*A8H1NGT0N Sjkjj:kECORDER1S Cover Sheet (RCW6504) Document Tftle(4(o'r transactions contiffied,th in) areas applicable to your document must be filled in) I Easement Agreement 2 3 Reference Number(s) of Documents *iped or. releasedi Additional refere 9 Ws on page of document Grantor($) (Last name, first name, initials) I Shanfy, Nasratii4lah 3 Amon, Khal 2 Sharify: ' Nahii4 S 4 Amon, Zorha Additional navies ou:page,:.: of document Grantee( (Ust name firstffien first name and initials) I The SISE In TAX NOT R, U080 66ber4amily'P��6ocable Tryst 2 Barbara Schoberjrtistee King Co � R Additt6bal names.en paged of document, BY. Legal description. (abbr.eAated;`v*'e' lot, `block, plat or section, township, range) (1) Ptn Tract 37, Blk 5,McMicked'His Dtv'W2*'-'twec` (2) Ptn Tract 37, Blk 5, Mc:M_ i.cken Rts Div #2, tinrec Additional legal is on page of do'!';ument Assessor's Property Tax Par6j./Appount:Nuinbeir: 0 Assessor Tax# not yet assigned (1)537980066006 %51-7980.067004 The Auditor/Recorder will rely on the informatiomprovi&d o6'the :1bnd Ttijff ill. n6.. staff w t read the document to venfy the accuracy or completeness of the indexin Inform 1 g at.on Liovided herein :: I am requesting an emergency nonstandard recoiding-.'for.6n addiddhaf.fee as prdVtded in RCW 36.18.010 1 understand that the recording processingrequirements r0ay cover up or otherwise obscure some part of the text of the original document. ......... Sipature �f Requesting Party ... When recorded, return to 'Ntichaef P Scruggs SCRUGGS LAW OFFICES 7900 SE 28th Street,.,Suite 420 Mercer`Islarid;'WA 990. `EASE71�`AGREEMENT Grantors- Nasratullah Sharify and Nahid 5.:..SE i y, husban; 'Od wife, and Khalil D Amon and Zorha Anion, husband an&wife Grantees The Schober Family, evocable Trust, and its: Trustee, Barbara Schober Abbreviated: -Legal Description of Grantors'...(Servient) Estate Pin Tract 3` , Blk McMicken His Viv #2, unrec (Full Legal is'at�ed as Schedule,A,) Abbreviated:Legal Description of Grantees' (Dominant) Estate,,.... Ptn Tracf 37 Blk 5, McMicken His Div #2, unrec (Full Legal is attached as Sclredufe B) The undq7iesigned-:Crrantors are the owner of the real property legally described in .�'attach:ed.Schediile'A ("Grantors' Lot") Grantees are the owners ofcent property legally described in,: attached Schedule B ("Grantees' Lot") In consideration of the mutual covenaits acid gomses contained herein, the parties hereto agree as follows 1 . Grant of Easement.-:-... Grantors hereby grant to Grantees a perpetual, non- exclusive easement under; over, through, :and: across the north twenty feet of Grantors' Lot (the "Easement Aiea") 2 Sco e of Gr tees' : Use: Grantees .:may- use the Easement Area for mgress, egress, and parking, aide the followio* tezYn and: coritlttions 2 1 Types of vehicles and-.. volume .of .traffic i� limited to that reasonably necessary or reasonably desirable to coridtict,.:suppork' maintauf; and service a day care operation, or any other lawful business, on Grantees' Lot 22 Grantees shall have priority of use frbm::6 0:0 a.m " to 6;6b p'm.:`on,. weekdays (Monday through Friday) During other times aril days,::Grantors"and Grantees;..-` ` ..,. shall have equal right of access and use Easement Agreement (Sharify & Amon to Schober Trust) -- 1 23 Subject to the grant of easement herein, Grantees' use may not interfere with Grantors' reasonable enjoyment and use of Grantor's Lot. :...2 4 In the use and maintenance of the Easement Area, Grantees shall comply with alVapplacabl€,governmental statutes, ordinances, regulations, and laws 3 of.Granthrs' Use .Grantors raay us&the Easeemci t Area for ingress, egress, and parking, under the following terms and conditions,;- 3 1 "Grantor:*shall`'not eause. 0r klow the Easement Area to be used in a way that interferes with Grantees' rightful' use outlined in part 2 above Without limiting the foregoing, Grantors must; honor the. pnarity stated m "paxagraph 2 2;; 32 Grantors' use `ii1a not interfere v l" ;► Grantees' .reasonable enjoyment and use of Grantees' Lot. Without limiting the f&egoingy; GrantQis' use may not interfere with any day care operation, or other`reasonabe t1se, that;may.'be.;�onducted on Grtees' Lot 3 3.::. In:,Ihe use and maintenance of the Easement Area, Graiitorg" shall comply with'all applicable, governmental statutes, ordinances, regulations; -and laves :4 Improvement :Either party may grade, pave, or otherwise improve the 5' sen ent Area, or any portion thereof, tiuider the following terms and conditions 4 2 :Any such improvement, must be consistent with the intended uses and restrictions of the EArea-stated` in this Easement Agreement 4.3 Any' 'such improvement must- corpply with all applicable governmental statutes, ordinances, regulatiors; and laws 44 Notice giving :details of the intended projet f must be given to the other party to this Easement Agreement, 4-t the'last known address, at.Jeast ten days prior to commencement of work on the improvement. 45 The cost of such improvement "chat] be borne solely by:the party' initiating it unless otherwise agreed 5 Storm Drainage S4tem The prior comm6n.owtier af.Grahtors' Estate and;,- Grantees' Estate has disclosed that there is a storm drainage system shared by, the two properties Grantors shall have reasonable access to Grantees' Estate;. and Grantees shall Easement Agreement (Sharify & Amon to Schober Trust) -- 2 have. _reasonable access to Grantors' Estate, for the purpose of reasonable maintenance, gleanng, and repair of such storm drainage system :..6 General Provisions 6.1.: ...The grants, covenants. and promises made by Grantor and Grantee herein are mMe.by'and;for...thi:benefft of the respective parties' heirs, executors, administrators, agents, tenants;:' invitees, Suecessi5rs and -assigns. This Easement shall be a covenant running: with .'the;," land "-and s ".-m :be bii dutg on all subsequent heirs, executors, administrators; :agents.�' ten► nts„ z vitees, sue:•cessors and assigns 6.2 -'~ A11''part>tes anti then' atto lieYs-havmg participated in the drafting of this Easement Agreement; the rule of'conAruetion`lhat ambiguities are construed against the drafting party shall have rto force or-effebt. , A Nasrattillah Shanfy, Grantor Nalild S. Shar1:. Gianfor fY ... Zohrr-- kv,. cil\ a ifD Amon i`Grantor.,. Barbara Schoh�r, Trustee:of The Schober Family Rev bcable Trust, Grantee STATE OF WAS41N[o ON ) ss." `•:ACKNOWLEDGMENT COUNTY OF KING On this day personally appeared tie'fnre me.Nasratullalf.:Shmfy and Nahid S Shanfy, to me known to be the individual(s) described m and who .executed the within a+id foregoing instrument, and acknowledged that they signed the same as their free and voluntary act: -.and deed, for the. -uses and purposes ther8}n mentioned GIVEN under my hand and official seal this day of 2UQ4::. AL NOTA UBLIC My commission expires _ — — — Easement Agreement (Shanfy & Amon to Schober Trust) -- 3 SCHEDULE A 1 nr,, :IN VIZ I n.' I vv r r,r, i lair E-EGINNING. AT ,A POINT NORTkI, RGE 4 EAST, ' WASHINANGTON, DISTt�NT SCHEDULE B Legal Descnption of Grantees' Estate 290 4 FEET OF THE FOLLOWING OF SECTION 27, TOWNSHIP 23 AN, IN KING COUNTY, ST 2,306 10 FEET MORE OR LESS NORTHEASYCORNER OF SAID `SECTION,,27-,.NAND RUNNING THENCE SOUTH:6 ° 15..:'S0":EA�T`6:10 80 FEET TO THE TRUE POINT OF BEGINNING OF THIS :DESCRIP- ION ' THENCE CONTINUING bUT%10°:1f5'50"EAS'T'S80'S.FEET,.;'..° THENCE NORTH 89 ° 59' 10" WEST 150 FEET, THENCE NORTH 0 ° 15'50" WEST 580 8 FEET, THENCE SOUTH 89 ° 59' 10" EAST 1`50 FEET TO THE TRUE P-OINT:,QF BEGINNING (BEING KNOWN. ALSO AS TRACT 37, BL6.CK 5, MCMICKEN::HEIGHT,$ DIVISION NO 2, ACCORDING TO UNRECORDED PLAT THEF.EbF. LESS COUNTY ROADS TOGETHER V ITH EASEMENT FOR EGRESS, INGRESS, AND UTILITIES OVER THE EAST' 50::I~EE'F OF:T* HE SOUTH 180.4 FEET OF THE SOUTH;290';4 FEET OF:THE FOLLO.WIN: BEGINNING .AT A POINT ON THE NORTH LINE OF SECTION 27, TOWNSHIP 23 NORTH, -RANGE 4 EAST', WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON.DISTANTHORTH 89 "59' 10" WEST 2,306 10 FEET MORE OR LESS FROM THE NORTHEAST=QORNER OF.SAID.,SECTION 27; AND RUNNING THENCE SOUTH 0 15'50" EAST;'610 86FEET TO THE TRUE POINT OF BEGINNNING OF THIS DESCR IPTI, THENCE CONTINUING SObT4,9.,°`15750 EAST 580.8.:F'EE 4 -.... THENCE NORTH 89'59'10" WEST 1$0 FEET;: THENCE NORTH 0' 15'50" WEST 580,.8 FEET, THENCE SOUTH 89 ° 59' 10" EAST 150 F-134 TO THE .'.RUE POINT Off' BEGINNING (BEING KNOWN ALSO AS TRACT 37, BLOCK 5 MCMJCKEN HEIGHTS DIVISION NO. 2, ACCORDING TO UNRECORDED PLAT THEREOF).::' LESS COUNTY ROADS I sPco v - CO OD ^ONE Z c p ON O m cn ch a _ 2Q L ,4ml V/ L 4-0 N L J _ p � tam 00 W E Z V 0 N N = C, N a =M� m °7�: O N m �Q O W rh o n Q n y c� U \ W = = Z Q , W g A: t7 ~ O a >W Q V y > Z QLU m m m LOU 0 El 0 0 . if 0I tort tlo V- 11H =1,210 ASV 0 A0 t _ rat s s 0 00 N N Re 0. f� u �t t 0 00 N N Rt 0 I 1 u _ 0 00 N N le It 0 w �w 0 F .oA M McMicken Court 4228 South 164th Street, Tukwila Project Discussion The proposed project consists of a building containing 9 market rent 2 Bedroom, 1 Bathroom apartments, and 3 commercial spaces. 4 of the apartments will be situated on the second and third floor each, one unit will be on the ground floor to comply with the American Disability Act and will be considered accessible. The apartments on the upper floors are accessible through two separate staircases that are situated on opposite ends of the building; providing easy access from either the public right of way or the parking lot. Each unit is assigned two parking spaces. All tenants will have access to a common laundry room. Shopping The units will have easy access to shopping due to the proximity of the safeway and the mall on the West side of 42nd Ave South. Southcenter Mall is a 10 minute drive away. Recreation Not counting the landscaped setback areas, the project has a proposed recreation area of ca. 2900 sq ft, of which at least 450 sq ft. will be reserved and fenced as a children's play area with a swing set. Further opportunities for recreational activity will be Crestview Park, which is a two minute walk from the property. Accessibility The proposed project is centrally located between Interstate 5, Highway 99, and Highway 518. All ramps can be reached from the property within 5 minutes. The five corner junction of South 164th Street, 42nd Ave South and Military Road is an important focus point of this area and allow for an easy reach by car. The immediate area is served by Metro bus route 156. The Tukwila Light Rail station is 1 mile away. Design The proposed building is more than 100 feet away from the junction of Military Road/42nd Ave S./South 164th Street. The first floor is situated ca. 5 feet below street level. This might be disadvantageous for the commercial tenants; the danger of being overlooked by potential customers. To compensate for these factors and to improve the exposure of the building we decided to use a modern design with contrasting colors. The different color patterns will help to differentiate between the commercial part of the building and the residential part. Lighting To provide a safe environment for tenants and visitors alike, proper illumination is essential. All walk and drive ways including the parking lot should be properly illuminated without creating glare, that would impact adjoining residences. The proposed light fixtures are mounted on the surface of the building under the awnings. The awnings not only prevent an uncontrolled dissemination of the light, but will also reflect it downwards and out to lighten the parking lot. The existing street light in front of the site, situated on the Southwest corner will provide adequate light at the street access level. Seattle City Light offered to install a second street light on the existing utility pole, which is situated on the Southeast corner of the site. Each of the commercial spaces will be approx. 950 sgft in size and will each have its own unisex accessible restroom. Each of the commercial units will be easily accessible from outside of the building; there are no common corridors. Since access to the units will be directly from the pedestrian walkway and from the parking lot, these units will be perfect for retail or office use. To make the commercial units attractive, and abundance of parking opportunities will be provided. Each unit will have its independent heat and cooling source. Proposed climate control are ducted gas forced air furnaces for heat and heat pumps for cooling. Home > . .,s Globe Lighting > Trans Globe Lighting View A,. Trans Globe Lighting 41101 Bk 1 Light Bulkhead With A Black Finish Trans Globe Lighting 41101 Bk 1 Light Bulkhead With A Black Finish + Larger Photo Email a Friend Description Technical Specs TRANS GLOBE LIGHTING THE STANDARD 1 LIGHT BULKHEAD 41101 BK PART NUMBER: 41101 BK FINISH: BLACK COLLECTION: THE STANDARD WIDTH: 6.5 HEIGHT. 10 EXTENDS: 4 WEIGHT: 4 GLASS:POLYCARBONATE MATERIAL: CAST ALUMINUM THIS LIGHT FIXTURE USES 1 MEDIUM BASE LIGHT BULBS WITH A MAXIMUM WATTAGE OF 60 PER BULB (E UL AND / OR CL RATED FOR OUTDOOR USE ENERGY STAR RATED: N " THIS TRANS GLOBE LIGHTING FIXTURE 41101 BK MAY REQUIRE SOME ASSEMBLY DUE TO THE WAY IT I Features • New 2011 BULKHEAD Coordinating Products 6/7/2012 8:00 AM CITY OF TL. _ WILA Permit Center"K _.rig Division: Community Development Department 206-431-367u Permit Center Public Works Department: 6300 Southcenter Blvd_ Suite 100 206433-0179 Tukwila. WA 98188 Planning Division: 206-431-3670 CERTIFICATE OF WATER AVAILABILITY Required only if outside of City of Tukwila Water District PERMIT NO.: Part .1: l'o be completed by applicant— - ._. Site Address: 4228 S 164th Street (attach map and legal descriptiva.shawing hydrant location and size ojmain):. Owner Information: 'Lgontlfontaet Person:: Owner Name- Khali D Amon & Sharily Nasratullah Agcnl/Conlact :Ian Hamad Owner Address:.19790 40 AV S., Scaltle, WA 98188 Agcnt Address: .1632 NE 89th St, Seattle, WA 98115 O%tuer Phone: Contact Phone: 206-331-1524 --- This certificate is for the purposes of: Commercial Office BUILDING PER1vit1' PRL•'LIMINARY PLA'I - j SHORT SUBDIVISION COMMERCIAL fNDLSTRIAL RE/.ONF: OTHER. .� Estimated number ol'service connection and water meter size(s)' One 4" DDCVA Fire Connection & One I" Domestic meter Vehicular distance from nearest hydrant to the closest point of structure is j'+_ -see attached map for hydrant locations Area is served by (Water I'tility District:) HIGHLINE WATER DISTRICT' OwnenAgent Signatore ---- - r Date - ... PART $: To Bccourpleted by water utility district 1. The proposed prgiect is within TUKWILA Xing 2. V No improvements required. (City/County) 3. The improvements required to upgrade the water system to bring it into compliance with the utilities comprehensive plan or to f meet the minimum flow requirements of the project before connection and to meet the State cross connection control 1 requirements: District crews will connect to the existing water main and install one I" domestic water service and one 4" service line to the properly line to accommodate the owner installation of a 4' DDCVA fire device and vault, Owner %vdl provide an easement for the 4' %vater line installed on private property up to the vault. Owner will also provide a Right -of -Entry agreement to allow HWD personnel access to maintain the bypass meter installed on the fire device. Sec attached Statement of Charges for fees due prior to service connections. 4. Based upon the improvements listed above, water can be provided will be available at the site with a flow of 2186.88 gpnh at 20 psi residual for a duration of 2 hours at a velocity of 10 Cps w, documented by the attached calculations. Customer recognizes that the water pressure/fire flow information provided pursuant to this request is general in nature and may not be accurate for any specific location at any specific time. Customer remains solely responsible for determining the specific water pressure/flow information available for Customer's intended use. The general information provided by the District is not intended for and should not be relied upon to design a water system or fire supression system for a specific location. Customer is responsible to field verify the specific water pressure and fire flow at Customer's specific location for Customer's specific needs. t 5. Water Availability: d �L r;p. xb,c ser%iw-%;;aL.bc pro%ided tit this ptojcct Acceptable service cannot be provided to this project unless the improvements in item B-3 are neL System is not capable ot'providing service to this project 1 hereby certif} that the above information is true and correct, - c`d on the best available information. 3/t 5/2012 HIGHLIYE \5':1TER DISTRICT 206-824-03 5 By Agency/Phone TER41<1 ,DEL IAR Date DIS" IC f EN INCER 141205:47p Baumeip'--'Hamad (206) gR5-9854 p.1 14816 Military Road South P.O. Box 69550 Tukwila, WA 98168 Phone. (206) 242-3236 Fax. (206) 242-1527 CERTIFICATE OF SEWER AVAILABILITY/NON-AVAILABILITY Residential: $50 Certificate of Sewer Availability OR Commercial: $100 ❑ Certificate of Sewer Non -Availability Applicant)Part A: (To Be Completed by Purpose of Certificate: Or Building Permit ❑ Preliminary Plat or PUD ❑ Other ❑ Short Subdivision ❑ Rezone Proposed Use: , El Residential Single Family 0" L7/ Residential Mufti -Family Commercial ❑ Other Applicants Name:(A 14A r Phone:/2,C, Property Address or proximate ocatign: Tax Lot Number: Z. 1 cl' e d , 3 1 Poo 6 70 Legal Description(Attach Map and Legal Description if necessary): Part B: (To Be Completed by Sewer Agency) i/ 1. a. Sewer Service will be provided by side sewer connexion only to an existing ty size sewer C) feet from the site and the sewer system has the capacity to serve the proposed use. OR ❑ b. Sewer service will require an improvement to the sewer system of: ❑ (1) feet of sewer trunk or lateral to reach the site; and/or ❑ (2) the construction of a collection system on the site; and/or ❑ (3) other (describe): 2. (Must be completed if 1.b above is checked) ❑ a. The sewer system improvement is in conformance with a County approved sewer comprehensive plan, OR ❑ b. The sewer system improvement will require a sewer comprehensive plan amendment. 3. a. The proposed project is within the corporate limits of the District, or has been granted Boundary Review Board approval for extension of service outside the District, OR ❑ b. Annexation or BRB approval will be necessary to provide service. ..v 4. Service is subject to the following: PERMIT: a. District Connection Charges due prior to connection: c P GFC: S SFC: $ UNIT: $ TOTAL: 5 (Subject to Change on January 1 st) A KiCounty/METRO Capaci Char will be billed directly by King County after connection to the s b. Easements: ❑ Required May be Required c. Other e v /s fin G0 1 •' cc h&' I;, 2?,9 I hereby certify that the above sewer agency information is true. This certification shall be valid for one year fro th date of signatur . , , / si re By Title Dat