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HomeMy WebLinkAboutPermit PL15-0046 - DARRYL DOAK - CORNER OF SOUTH 122ND STREET & 49TH AVENUE SOUTH ZONING VARIANCEVARIANCE ZONING Parent Project: PL15-0046 DENIED This File: L15-0054 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director February 1, 2016 NOTICE OF DECISION TO: Darryl Doak, Applicant/Owner King County Assessor, Accounting Division Washington State Department of Ecology Estrella Doak, Party of Record Tim Schriever, Party of Record Joe Tran, Party 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 Protect File Number: L15-0054 Applicant: Darryl Doak Type of Permit Applied for: Zoning Code Variance Project Description: Variance to allow construction of one single-family home on a substandard lot in the Low Density Residential (LDR) Zone. The applicant proposes to combine two-3,000 square foot lots to create one-6,000 square foot lot which does not meet the 6,500 square foot lot size minimum for the LDR zone to construct one single-family home' Location: Southeast corner of the intersection of South 122nd Street and 49th Avenue South, King County Parcel Numbers 0179001585, 0179001586. Associated Files: NA Comprehensive Plan Designation/Zoning District: Low Density Residential (LDR)/ Low Density Residential (LDR) II. DECISION SEPA Determination: The City SEPA Responsible Official has determined that this application does not require a SEPA threshold determination because it is categorically exempt. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov L15-0054 Notice of Decision 2/1/2016 Page 2 Decision on Substantive Permit: The City Hearing Examiner has determined that the application for a zoning code variance does not comply with applicable City and state code requirements and has denied that application, as set forth in the attached City of Tukwila Hearing Examiner Findings, Conclusions, and Decision. III. YOUR APPEAL RIGHTS The Decision on this Application is a Type 3 decision pursuant to Tukwila Municipal Code §18.104.010. Other land use applications related to this project may still be pending. No administrative appeal of the Decision is permitted. A party who is not satisfied with the Hearing Examiner's decision may file an appeal in King County Superior Court. IV. PROCEDURES AND TIME FOR APPEALING Any party wishing to challenge the Hearing Examiner's Decision must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. If no appeal of the Hearing Examiner's 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 Laura Benjamin, 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. Depart?n-nti5 Community Development City of Tukwila ENCL: City of Tukwila Hearing Examiner Findings, Conclusions, and Decision, dated January 29, 2016 Phone: 206-433-1800 • Email: Mayor@TukwitaWA.gov • Website: TukwilaWA.gov CITY OF TUKWILA HEARING EXAMINER FINDINGS, CONCLUSIONS AND DECISION Applicant/Owners: Request: Location: Darryl Doak/Darryl and Estrella Doak Variance to allow construction of a single family home on a lot that does not meet the minimum lot size for the Low Density Residential zone. Southeast comer of the intersection of South 122nd Street and 49th Avenue South: File Number: L15-0054 Comprehensive Plan and Zoning Designation: Low Density Residential (LDR) SEPA Determination: Exempt Public Hearing: January 15, 2016 Exhibits: The following exhibits were entered into the record: Exhibit 1: Department's staff report and Attachments A-E Attachment A: Variance Application Attachment B: Applicant's response to variance criteria Attachment C: Plat map provided by applicant Attachment D: Aerial photo provided by applicant Attachment E: Survey map provided by applicant Exhibit 2: Copies of Lot consolidation documents for L07-038 provided by applicant Exhibit 3: Title insurance policy 0029616-04 provided by applicant Exhibit 4: KC Department of Assessments info re: Parcel 017900-1730, Parcel 017900-1755, Parcel 017900-1856 provided by applicant Exhibit 5: Plan sheets for Doak Homes — Lot 1, provided by applicant Exhibit 6: Allentown Addition to City of Seattle, provided by applicant Exhibit 7: "Down by the River," article dated June 19, 2011 Seattle Times, provided by applicant Exhibit 8: Analysis of Zoning Code Variance, dated January 14, 2016, provided by applicant Exhibit 9: City of Tukwila Zoning Map Exhibit 10: Files for L06-062, L07-017, L07-043, L07-074 (electronic) and transmittal email from Laura Benjamin dated January 15, 2016 Exhibit 11: January 20, 2016 email from Darryl and Estrella Doak Hearing Examiner Decision L15-0054 Doak Zoning Code Variance Page 2 of 6 The following persons testified at the hearing: City: Laura Benjamin, Planner Minnie Dhaliwal, Senior Planner Applicant: Darryl Doak Estrella Doak Tim Schriever Joe Tran Introduction Applicant Darryl Doak seeks a zoning code variance from the required minimum lot area in the Low Density Residential (LDR) zone. A public hearing was held on the application on January 15, 2016, at the Department of Community Development, 6300 Southcenter Boulevard, Tukwila, WA. Represented at the hearing were: the Department, by Laura Benjamin, Assistant Planner, Minnie Dhaliwal, Senior Planner, and Alexandra Kenyon, Assistant City Attorney; and the applicant, by Darryl Doak, Estrella Doak, and Tim Schriever. One member of the general public, Mr. Tran, offered testimony. The record was held open through January 20, 2016, to receive documents concerning four previous City decisions granting variance relief from the required minimum lot area. The Department provided electronic copies of the decision files, and both the Department and the applicant submitted emails addressing the case; all of these items were added to the record. Except as otherwise noted, references to "Code" or "TMC" refer to the Tukwila Municipal Code. After due consideration of the evidence presented at the public hearing, the following shall constitute the findings of fact, conclusions and decision of the Hearing Examiner on this application. Findings of Fact 1. The subject property is located at the southeast corner of the intersection of South 122nd Street and 49th Avenue South, and consists of two 3,000-square foot parcels. The property is vacant. 2. The property is zoned LDR. The minimum lot size in the LDR zone is 6,500 square feet. 3. The property is legally described as Lots 1 and 2, Block 8 of the Allentown Addition to the City of Seattle. The Allentown plat was platted in 1896. 4. The record shows that Lots 1-5 of Block 8 of the Allentown Addition were owned by John James Jensen, Lisa Jensen and Annette Jensen (Petrilli) in 2005. In August 2014, Lots 3-5 were sold to Qifang Chen. In January 2015, the applicant Darryl Doak and Estrella Doak purchased Lots 1 and 2. Hearing Examiner Decision L15-0054 Doak Zoning Code Variance Page 3 of 6 5. The property is bounded to the east by other developed lots; to the north by S. 122°' Street; to the west by 49th Avenue S.; and to the south by undeveloped Lots 3-5 of Block 8 of the Allentown Addition. The subject property and surrounding area are depicted in Attachments C and D to the staff report. 6. Prior to 1937, the Washington Territory Legislature required that subdivisions be surveyed and recorded with the county where the plat was located. In 1937, the state legislature adopted the first subdivision regulations allowing cities and counties to regulate the division of land within their jurisdictions. 7. Prior to 2005, the City's Code allowed construction of one home per preexisting lot of record, regardless of lot size. Many lots in Allentown were developed prior to that time. In 2005, the City adopted Ordinance 2097, which amended the Code's definition of "lot" and added a definition of "substandard lot." The amendment specifically noted that "the fact that a parcel of property is defined as a 'lot' does not necessarily mean that it may be developed as a separate building site." In 2007, the City adopted Ordinance 2153, which further addressed the development of substandard lots. The resulting Code language TMC 18.06.500 and 18.70.030. 8. As noted above, the Doaks purchased the subject property in January 2015. Mr. Doak submitted an application to the Department on October 13, 2015, seeking a zoning code variance to allow the two 3,000-square-foot lots to be combined into a single 6,000-square foot lot, and to construct a single family residence on that lot in the LDR zone. 9. The Doaks are experienced home builders in the South King County area. They were aware of the zoning changes in 2005 and 2007, but thought that the City Council's intent was to continue allowing substandard lots to be treated as separate building sites. 10. The Department reviewed the application and determined that it did not meet the variance criteria of TMC 18.72.020. The Department recommended that the application be denied. 11. At hearing, the parties referenced previous City variances that had been granted from the minimum lot size. These were identified as L06-062, L07-017, L07-043, and L07-074. The City files for these variances were added to the record. In all cases, the applicants owned the properties prior to the 2005 Code amendments noted above. 12. TMC 18.06.500 provides: A. "Lot" means a physically separate and distinct parcel of property which: 1. was created by plat, short plat, or binding site plan; or 2. was bought or sold as a separately -owned parcel of property prior to the requirement that lots be created by plat, short plat, or binding site plan; or 3. was created by a transaction which was exempt from the requirement that lots be created by plat, short plat or binding site plan. / \ 7 Hearing Examiner Decision LI5-0054 Doak Zoning Code Variance Page 4 of 6 B. "Lots" may be bought or sold as separate parcels of property, but the fact that a parcel of property is defined as a "lot" does not necessarily mean that it may be developed as a separate building site. 13. TMC 18.70.030 provides: Substandard Lots A. A lot, as defined in TMC 18.06.500, which does not meet the minimum standard for average lot width for the zone in which it is located, may still be developed as a separate lot if the proposed use is one which is permitted in the zone, and the proposed development can comply with the remaining requirements of this title regarding basic development standards for the applicable zone and other applicable land use and environmental requirements. B. A lot, as defined in TMC 18.06.500, which cannot meet the basic development standards (other than lot width) for the applicable zone and other applicable land use and environmental requirements, may be developed only if it is combined with adjacent lot(s) in a manner which allows the combined lots to be developed in a manner which does comply with the basic development standards for the applicable zone and other applicable land use and environmental requirements. In the event lots are combined in order to comply with the requirements of this subsection, a boundary line adjustment shall occur so that the combined lots are henceforth considered a single lot. C. Nothing in this subsection shall be deemed to prevent the owner of a sub- standard lot from applying for or receiving approval of variances pursuant to TMC Chapter 18.72. 14. TMC 18.72.020 sets forth the following criteria for variance approval, The Hearing Examiner shall consider all requests for variance from the Zoning Code; variance from the provisions of such ordinances shall not be granted by the Hearing Examiner unless the Hearing Examiner finds that all of the following facts and conditions exist: 1. The variance shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and in the zone in which the property on behalf of which the application was filed is located; 2. The variance is necessary because of special circumstances relating to the size, shape, topography, location or surrounding of the subject properly in order to provide it with use rights and privileges permitted to other properties in the vicinity and in the zone in which the subject property is located; F1 Hearing Examiner Decision L15-0054 Doak Zoning Code Variance Page 5 of 6 3. The granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and in the zone in which the subject property is situated; 4. The authorization of such variance will not adversely affect the implementation of the Comprehensive Land Use Policy Plan; 5. The granting of such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by the owners of other properties in the same zone or vicinity. Conclusions 1. The Hearing Examiner has jurisdiction over this application pursuant to TMC 18.104.010. A variance cannot be granted unless all of the criteria set forth in TMC 18.72.020 are met. 2. The first criterion is whether the proposed variance constitutes a grant of special privilege inconsistent with the limits upon other properties in the vicinity and zone. The subject property is within the LDR zone, which requires a minimum lot size of 6500 square feet. The applicant argues that the variance would not grant a special privilege relative to the limits on other properties in the zone or vicinity, because there are many undersized lots in the Allentown neighborhood that are developed with single family homes. The applicant has identified 73 other lots in the Allentown neighborhood between 46th Avenue S. and 51 st Pl. S., and between S. 122nd Street and S. 124th Street, which are equal to or less than 6,000 square feet in size and are developed with residences. 3. However, prior to 2005, the Code allowed construction of one home per preexisting lot of record, regardless of lot size. Thus, the issue is whether granting the variance would constitute a grant of special privilege inconsistent with the limits that have been placed on other properties in the zone and vicinity since passage of Ordinance 2097 in 2005 and Ordinance 2153 in 2007. 4. Four variances from the minimum lot size requirement were granted after the 2005 Code amendment took effect. In each case, the applicant owned the property prior to the Code update that affected the lots' status as buildable sites. The applicant did not acquire the property until 2015, well after the 2005 and 2007 Code changes that changed the requirements affecting substandard lots. It would constitute a grant of special privilege if the applicant were allowed to avoid the requirements contained in TMC 18.70.030. This criterion would not be met. 5. The next criterion is whether the variance is necessary because of the property's special circumstances, so that the variance is necessary to provide it with the use rights and privileges permitted to other properties in the vicinity and zone. There are no special circumstances related to the subject property's characteristics or surroundings that would meet this criterion. The applicant has cited the Code amendments in 2005 and 2007 as the special circumstance that necessitates variance relief. But the changes to the Code are not circumstances based on the / \ Hearing Examiner Decision L15-0054 Doak Zoning Code Variance Page 6 of 6 property, where the changes occurred years prior to the applicant's acquisition of the property. The requested variance would not meet this criterion. 6. The third criterion is whether the granting of the variance would be materially detrimental to the public welfare or injurious to other property or improvements in the vicinity and zone. Although the subject site is approximately 500 square feet below the minimum lot size, it appears that the construction of a single family residence at this site could meet other development standards and would not be materially detrimental to the public welfare, or injurious to other property or improvements in the vicinity and LDR zone. 7. The fourth criterion is whether the variance would adversely affect implementation of the Comprehensive Land Use Policy Plan. The City's Comprehensive Plan designates the Allentown neighborhood as Low Density Residential, and sets out broad policies concerning single family neighborhoods and new housing that is in harmony with the existing neighborhood. In some respects, the proposal would further the Plan's policies; the applicant intends to construct a new single family house and this would add to the supply of housing in the neighborhood, on a lot that currently sits vacant. However, the Plan also reflects the need to ensure that in -fill housing is in harmony with the existing neighborhood. The information in this record does not show that this criterion would be met. 8. The fifth criterion is that the granting of the variance is necessary for the preservation and enjoyment of a substantial property right possessed by owners of other properties in the vicinity or zone. Absent the variance, the applicant would have to meet the minimum lot size, or acquire additional contiguous property located to the south and combine it with the subject property. Owners of other properties in the vicinity or zone are subject to these same requirements; the City has granted relief to those who owned substandard Iots prior to the Code changes, but the applicants did not acquire this property until well after the changes were enacted. On this set of facts, this criterion has not been met. 9. The variance request does not meet all of the criteria of TMC 18.70.020 and therefore must be denied. The variance request is hereby denied. Entered this 29th day of January, 2016. Decision Anne Watanabe Hearing Examiner Concerning Further Review TMC 18.108.030 provides that "The decision of the Hearing Examiner shall be final and shall be appealable only to Superior Court pursuant to RCW 36.70C." '\ i % 1 BEFORE THE HEARING EXAMINER CITY OF TUKWILA CERTIFICATE OF SERVICE I certify under penalty of perjury under the laws of the State of Washington that on this date I sent true and correct copies of the attached Findings and Decision to each person listed below, or on the attached mailing list, in the matter of Darryl Doak, Hearing Examiner file: L15-0054 in the manner indicated. Party Method of Service Laura Benjamin // U.S. First Class Mail, postage prepaid Department of Community Development ❑ Inter -office Mail 6300 Southcenter Boulevard, #100 1 E-mail Tukwila, WA 98188 ❑ Fax Laura.Benjamin@Tukwila@WA.gov ❑ Hand Delivery ❑ Legal Messenger Minnie Dhaliwal Minnie.Dhaliwal@TukwilaWA.gov Dated: January 29, 2016 Tiffany Ku Legal Assistant .. ot* of .J kio '' Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Laura Benjamin, HEREBY DECLARE THAT: Notice of Application X Notice of Decision Notice of Public Hearing Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this 1st day of February, 2016 Project Name: Doak Lot Size Variance Project Number: L15-0054 Associated File Number (s): PL15-0046 Mailing requested by: Laura Benjamin Mailer's signature W:\USERS\LAURA\VARIANCE\L15-0054 DOAK RESIDENCE VARIANCE\L15-0054 DOAK VARIANCE AFFIDAVIT OF DISTRIBUTION.DOC Darryl Doak (Owner/Applicant) 11812 26th Avenue SW Burien, WA 98146 doakhomes@gmail.com King County Assessor's Office, Accounting Division 500Fourth Avenue, Room 709A Seattle, WA 98104 Washington State Department of Ecology, SEPA Unit sepaunit@ecy.wa.gov Estrella Doak, Party of Record 11812 26th Avenue SW Burien, WA 98146 doakhomes@gmail.com Tim Schriever, Party of Record PO Box 33 Woodinville, WA 98072 tim@civilsiteplan.com Joe Tran, Party of Record 5002 S. 122nd Lane Tukwila, WA 98178 W:\USERS\LAURA\VARIANCE\L15-0054 DOAK RESIDENCE VARIANCE\L1S-0054 DOAK VARIANCE AFFIDAVIT OF DISTRIBUTION.DOC CITY OF TUKWILA HEARING EXAMINER FINDINGS, CONCLUSIONS AND DECISION in . " r,r ., Community Development Applicant/Owners: Darryl Doak/Darryl and Estrella Doak Request: Location: Variance to allow construction of a single family home on a lot that does not meet the minimum lot size for the Low Density Residential zone. Southeast corner of the intersection of South 122nd Street and 49th Avenue South. File Number: L15-0054 Comprehensive Plan and Zoning Designation: SEPA Determination: Public Hearing: Exhibits: The following exhibits were entered into the record: Low Density Residential (LDR) Exempt January 15, 2016 Exhibit 1: Department's staff report and Attachments A-E Attachment A: Variance Application Attachment B: Applicant's response to variance criteria Attachment C: Plat map provided by applicant Attachment D: Aerial photo provided by applicant Attachment E: Survey map provided by applicant Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11: Copies of Lot consolidation documents for L07-038 provided by applicant Title insurance policy 0029616-04 provided by applicant KC Department of Assessments info re: Parcel 017900-1730, Parcel 017900-1755, Parcel 017900-1856 provided by applicant Plan sheets for Doak Homes — Lot 1, provided by applicant Allentown Addition to City of Seattle, provided by applicant "Down by the River," article dated June 19, 2011 Seattle Times, provided by applicant Analysis of Zoning Code Variance, dated January 14, 2016, provided by applicant City of Tukwila Zoning Map Files for L06-062, L07-017, L07-043, L07-074 (electronic) and transmittal email from Laura Benjamin dated January 15, 2016 January 20, 2016 email from Darryl and Estrella Doak a Hearing Examiner Decision L15-0054 Doak Zoning Code Variance Page 2 of 6 The following persons testified at the hearing: City: Laura Benjamin, Planner Minnie Dhaliwal, Senior Planner Applicant: Darryl Doak Estrella Doak Tim Schriever Joe Tran Introduction Applicant Darryl Doak seeks a zoning code variance from the required minimum lot area in the Low Density Residential (LDR) zone. A public hearing was held on the application on January 15, 2016, at the Department of Community Development, 6300 Southcenter Boulevard, Tukwila, WA. Represented at the hearing were: the Department, by Laura Benjamin, Assistant Planner, Minnie Dhaliwal, Senior Planner, and Alexandra Kenyon, Assistant City Attorney; and the applicant, by Darryl Doak, Estrella Doak, and Tim Schriever. One member of the general public, Mr. Tran, offered testimony. The record was held open through January 20, 2016, to receive documents concerning four previous City decisions granting variance relief from the required minimum lot area. The Department provided electronic copies of the decision files, and both the Department and the applicant submitted emails addressing the case; all of these items were added to the record. Except as otherwise noted, references to "Code" or "TMC" refer to the Tukwila Municipal Code. After due consideration of the evidence presented at the public hearing, the following shall constitute the findings of fact, conclusions and decision of the Hearing Examiner on this application. Findings of Fact 1. The subject property is located at the southeast corner of the intersection of South 122nd Street and 49th Avenue South, and consists of two 3,000-square foot parcels. The property is vacant. 2. The property is zoned LDR. The minimum lot size in the LDR zone is 6,500 square feet. 3. The property is legally described as Lots 1 and 2, Block 8 of the Allentown Addition to the City of Seattle. The Allentown plat was platted in 1896. 4. The record shows that Lots 1-5 of Block 8 of the Allentown Addition were owned by John James Jensen, Lisa Jensen and Annette Jensen (Petrilli) in 2005. In August 2014, Lots 3-5 were sold to Qifang Chen. In January 2015, the applicant Darryl Doak and Estrella Doak purchased Lots 1 and 2. Hearing Examiner Decision L15-0054 Doak Zoning Code Variance Page 3 of 6 5. The property is bounded to the east by other developed lots; to the north by S. 122nd Street; to the west by 49th Avenue S.; and to the south by undeveloped Lots 3-5 of Block 8 of the Allentown Addition. The subject property and surrounding area are depicted in Attachments C and D to the staff report. 6. Prior to 1937, the Washington Territory Legislature required that subdivisions be surveyed and recorded with the county where the plat was located. In 1937, the state legislature adopted the first subdivision regulations allowing cities and counties to regulate the division of land within their jurisdictions. 7. Prior to 2005, the City's Code allowed construction of one home per preexisting lot of record, regardless of lot size. Many lots in Allentown were developed prior to that time. In 2005, the City adopted Ordinance 2097, which amended the Code's definition of "lot" and added a definition of "substandard lot." The amendment specifically noted that "the fact that a parcel of property is defined as a 'lot' does not necessarily mean that it may be developed as a separate building site." In 2007, the City adopted Ordinance 2153, which further addressed the development of substandard lots. The resulting Code language TMC 18.06.500 and 18.70.030. 8. As noted above, the Doaks purchased the subject property in January 2015. Mr. Doak submitted an application to the Department on October 13, 2015, seeking a zoning code variance to allow the two 3,000-square-foot lots to be combined into a single 6,000-square foot lot, and to construct a single family residence on that lot in the LDR zone. 9. The Doaks are experienced home builders in the South King County area. They were aware of the zoning changes in 2005 and 2007, but thought that the City Council's intent was to continue allowing substandard lots to be treated as separate building sites. 10. The Department reviewed the application and determined that it did not meet the variance criteria of TMC 18.72.020. The Department recommended that the application be denied. 11. At hearing, the parties referenced previous City variances that had been granted from the minimum lot size. These were identified as L06-062, L07-017, L07-043, and. L07-074. The City files for these variances were added to the record. In all cases, the applicants owned the properties prior to the 2005 Code amendments noted above. 12. TMC 18.06.500 provides: A. "Lot" means a physically separate and distinct parcel of property which: 1. was created by plat, short plat, or binding site plan; or 2. was bought or sold as a separately -owned parcel of property prior to the requirement that lots be created by plat, short plat, or binding site plan; or 3. was created by a transaction which was exempt from the requirement that lots be created by plat, short plat or binding site plan. Hearing Examiner Decision L15-0054 Doak Zoning Code Variance Page 4 of 6 B. "Lots" may be bought or sold as separate parcels of property, but the fact that a parcel of property is defined as a "lot" does not necessarily mean that it may be developed as a separate building site. 13. TMC 18.70.030 provides: Substandard Lots A. A lot, as defined in TMC 18.06.500, which does not meet the minimum standard for average lot width for the zone in which it is located, may still be developed as a separate lot if the proposed use is one which is permitted in the zone, and the proposed development can comply with the remaining requirements of this title regarding basic development standards for the applicable zone and other applicable land use and environmental requirements. B. A lot, as defined in TMC 18.06.500, which cannot meet the basic development standards (other than lot width) for the applicable zone and other applicable land use and environmental requirements, may be developed only if it is combined with adjacent lot(s) in a manner which allows the combined lots to be developed in a manner which does comply with the basic development standards for the applicable zone and other applicable land use and environmental requirements. In the event lots are combined in order to comply with the requirements of this subsection, a boundary line adjustment shall occur so that the combined lots are henceforth considered a single lot. C. Nothing in this subsection shall be deemed to prevent the owner of a sub- standard lot from applying for or receiving approval of variances pursuant to TMC Chapter 18.72. 14. TMC 18.72.020 sets forth the following criteria for variance approval. The Hearing Examiner shall consider all requests for variance from the Zoning Code; variance from the provisions of such ordinances shall not be granted by the Hearing Examiner unless the Hearing Examiner finds that all of the following facts and conditions exist: 1. The variance shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and in the zone in which the property on behalf of which the application was filed is located; 2. The variance is necessary because of special circumstances relating to the size, shape, topography, location or surrounding of the subject property in order to provide it with use rights and privileges permitted to other properties in the vicinity and in the zone in which the subject property is located; Hearing Examiner Decision L15-0054 Doak Zoning Code Variance Page 5 of 6 3. The granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and in the zone in which the subject property is situated; 4. The authorization of such variance will not adversely affect the implementation of the Comprehensive Land Use Policy Plan; 5. The granting of such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by the owners of other properties in the same zone or vicinity. Conclusions 1. The Hearing Examiner has jurisdiction over this application pursuant to TMC 18.104.010. A variance cannot be granted unless all of the criteria set forth in TMC 18.72.020 are met. 2. The first criterion is whether the proposed variance constitutes a grant of special privilege inconsistent with the limits upon other properties in the vicinity and zone. The subject property is within the LDR zone, which requires a minimum lot size of 6500 square feet. The applicant argues that the variance would not grant a special privilege relative to the limits on other properties in the zone or vicinity, because there are many undersized lots in the Allentown neighborhood that are developed with single family homes. The applicant has identified 73 other lots in the Allentown neighborhood between 46th Avenue S. and 51st Pl. S., and between S. 122nd Street and S. 124th Street, which are equal to or less than 6,000 square feet in size and are developed with residences. 3. However, prior to 2005, the Code allowed construction of one home per preexisting lot of record, regardless of lot size. Thus, the issue is whether granting the variance would constitute a grant of special privilege inconsistent with the limits that have been placed on other properties in the zone and vicinity since passage of Ordinance 2097 in 2005 and Ordinance 2153 in 2007. 4. Four variances from the minimum lot size requirement were granted after the 2005 Code amendment took effect. In each case, the applicant owned the property prior to the Code update that affected the lots' status as buildable sites. The applicant did not acquire the property until 2015, well after the 2005 and 2007 Code changes that changed the requirements affecting substandard lots. It would constitute a grant of special privilege if the applicant were allowed to avoid the requirements contained in TMC 18.70.030. This criterion would not be met. 5. The next criterion is whether the variance is necessary because of the property's special circumstances, so that the variance is necessary to provide it with the use rights and privileges permitted to other properties in the vicinity and zone. There are no special circumstances related to the subject property's characteristics or surroundings that would meet this criterion. The applicant has cited the Code amendments in 2005 and 2007 as the special circumstance that necessitates variance relief. But the changes to the Code are not circumstances based on the Hearing Examiner Decision L15-0054 Doak Zoning Code Variance Page 6 of 6 property, where the changes occurred years prior to the applicant's acquisition of the property. The requested variance would not meet this criterion. 6. The third criterion is whether the granting of the variance would be materially detrimental to the public welfare or injurious to other property or improvements in the vicinity and zone. Although the subject site is approximately 500 square feet below the minimum lot size, it appears that the construction of a single family residence at this site could meet other development standards and would not be materially detrimental to the public welfare, or injurious to other property or improvements in the vicinity and LDR zone. 7. The fourth criterion is whether the variance would adversely affect implementation of the Comprehensive Land Use Policy Plan. The City's Comprehensive Plan designates the Allentown neighborhood as Low Density Residential, and sets out broad policies concerning single family neighborhoods and new housing that is in harmony with the existing neighborhood. In some respects, the proposal would further the Plan's policies; the applicant intends to construct a new single family house and this would add to the supply of housing in the neighborhood, on a lot that currently sits vacant. However, the Plan also reflects the need to ensure that in -fill housing is in harmony with the existing neighborhood. The information in this record does not show that this criterion would be met. 8. The fifth criterion is that the granting of the variance is necessary for the preservation and enjoyment of a substantial property right possessed by owners of other properties in the vicinity or zone. Absent the variance, the applicant would have to meet the minimum lot size, or acquire additional contiguous property located to the south and combine it with the subject property. Owners of other properties in the vicinity or zone are subject to these same requirements; the City has granted relief to those who owned substandard lots prior to the Code changes, but the applicants did not acquire this property until well after the changes were enacted. On this set of facts, this criterion has not been met. 9. The variance request does not meet all of the criteria of TMC 18.70.020 and therefore must be denied. Decision The variance request is hereby denied. Entered this 29th day of January, 2016. Anne Watanabe Hearing Examiner Concerning Further Review TMC 18.108.030 provides that "The decision of the Hearing Examiner shall be final and shall be appealable only to Superior Court pursuant to RCW 36.70C." BEFORE THE HEARING EXAMINER CITY OF TUKWILA CERTIFICATE OF SERVICE I certify under penalty of perjury under the laws of the State of Washington that on this date I sent true and correct copies of the attached Findings and Decision to each person listed below, or on the attached mailing list, in the matter of Darryl Doak, Hearing Examiner file: L15-0054 in the manner indicated. Party Method of Service Laura Benjamin /1 U.S. First Class Mail, postage prepaid Department of Community Development ❑ Inter -office Mail 6300 Southcenter Boulevard, #100 ►1 E-mail Tukwila, WA 98188 ❑ Fax Laura.Benjamin@Tukwila@WA.gov ❑ Hand Delivery ❑ Legal Messenger Minnie Dhaliwal Minnie.Dhaliwal@TukwilaWA.gov Dated: January 29, 2016 4 Tiffany Ku Legal Assistant V vu,+ City of Tukwila - iY Community J'im aggr o , afor o /o or r nt ! Department of Community Development ' ' {j ' PacMc o OFFICE OF {l_ ARIH( EXAMINER STAFF REPORT TO THE HEARING EXAMINER Prepared December 31, 2015 HEARING DATE: NOTIFICATION: FILE NUMBER: APPLICANT: OWNER: REQUEST: LOCATION: SEPA DETERMINATION: COMPREHENSIVE PLAN DESIGNATION: ZONE DESIGNATION: STAFF: January 15, 2016 On November 16, 2015, Notice of Application was mailed to all property owners and tenants within 500 feet of the subject property and was posted on the site. On December 18, 2015, Notice of Public Hearing was mailed to all property owners and tenants within 500 feet of the subject property and was posted on the site. Notice of Public Hearing was published in the Seattle Times and on the City of Tukwila website on December 31, 2015. L15-0054 Darryl Doak Darryl and Estrella Doak Zoning Code Variance to build one single-family home on a substandard lot in the Low Density Residential (LDR) Zone. The applicant proposes to combine two-3,000 square foot lots to create one-6,000 square foot lot which does not meet the 6,500 square foot lot size minimum for the LDR zone to construct one single-family home. Southeast corner of the intersection of South 122nd St and 49th Ave S. King County Parcel Numbers 0179001585, 0179001586. The property is located within a residential area of the City and is surrounded by single- family homes. Exempt Low Density Residential (LDR) Low Density Residential (LDR) Laura Benjamin, Assistant Planner CITY OF TUKWILA EXHIBIT Applicant Public _ ADMITTED'/ Department DENIED FILE # i / `do r `F ATTACHMENTS: A. Variance Application B. Applicant's response to variance criteria C. Plat Map provided by applicant D. Aerial Photo provided by applicant E. Survey Site Map provided by applicant I. FINDINGS A. BACKGROUND i) Subject property and surrounding land uses/development The subject property is legally described as Lots 1 and 2, Block 8 of the Allentown Addition to the City of Seattle. The Allentown plat was platted in 1896. The property is zoned Low Density Residential (LDR). The minimum lot size within the LDR zone is 6,500 square feet. King County records show that Lots 1-5, Block 8 of the Allentown Addition to the City of Seattle were owned by John James Jensen and Lisa Jensen, and Annette Jensen (Petrilli) dating back to 2005. Each lot is 3,000 square feet and all are vacant as of the date of this staff report. Lots 3-5 were sold to Qifang Chen in August 2014. Darryl and Estrella Doak purchased Lot 1 and 2 in January 2015. The site is currently undeveloped and is covered in vegetation. Surrounding land uses are residential. ii) Tukwila Municipal Code provisions for a substandard lot In 1937, the Washington State Legislature adopted the first subdivision regulations allowing cities and counties to regulate the division of land in their respective jurisdictions. Prior to 1937, the Washington Territory Legislature required that subdivisions be surveyed and recorded with the county where the plat was located. The City of Tukwila has hundreds of these pre-1937 Tots. Individuals would often own multiple lots and use combined Tots for single home sites. Homes were often constructed on lot lines, accessory buildings and septic tank drain -fields were constructed on neighboring lots, and adjacent Tots were used as lawn area. Prior to 2005, the City's Zoning Code allowed construction of one home per preexisting lot of record regardless of lot size. The City adopted Ordinance 2097 in 2005 which modified the definition of lot and added a definition of a substandard lot. Ordinance 2153 was adopted in 2007.to further clarify development of substandard lots. Tukwila Municipal Code (TMC) 18.06.500 defines a lot as: A. "Lot" means a physically separate and distinct parcel of property which: 1. was created by plat, short plat, or binding site improvement plan; or Staff Report to the Hearing Examiner Doak Zoning Code Variance — L15-0054 Page 2 of 9 2. was bought or sold as a separately -owned parcel of property prior to the requirement that Tots be created by plat, short plat, or binding site plan; or 3. was created by a transaction which was exempt from the requirement that lots be created by plat, short plat or binding site plan. B. "Lots" may be bought or sold as separate parcels of property, but the fact that a parcel of property is defined as a "lot" does not necessarily mean that it may be developed as a separate building site. In regards to substandard Tots, Tukwila Municipal Code (TMC) 18.70.030 notes: 1. A Lot, as defined in TMC 18.06.500, which does not meet the minimum standard for average lot width for the zone in which it is located, may still be developed as a separate lot if the proposed use is one which is permitted in the zone and the proposed development can comply with the remaining requirements of this title regarding basic development standards for the applicable zone and other applicable land use and environmental requirements. 2. A lot, as defined in TMC 18.06.500, which cannot meet the basic development standards (other than lot width) for the applicable zone and other applicable land use and environmental requirements, may be developed only if it is combined with adjacent lot(s) in a manner which allows the combined lots to be developed in a manner which does comply with the basic development standards for the applicable zone and other applicable land use and environmental requirements. In the event lots are combined in order to comply with the requirements of this subsection, a boundary line adjustment shall occur so that the combined Tots are henceforth considered a single lot. — f 3. Nothing in this subsection shall be deemed to prevent the owner of a substandard lot from applying for or receiving approval of variances pursuant to TMC Ch. 18.72. The applicant Darryl Doak owns two-3,000 square foot Tots located at the southeast corner of the intersection of South 122nd Street and 49th Avenue South, The property is zoned Low Density Residential. Because the property does not qualify for development utilizing the provisions in TMC 18.70.030.1 or .21, Mr. Doak applied for a zoning code variance to combine the two-3,000 square foot lots to create one-6,000 square foot lot and build one single-family home on the newly combined substandard lot which will not meet the basic development standard for lot area. iii) Applicable Development Standards and Land Use Regulations "Basic Development Standards" are found in all of the City's land use classifications such as the LDR zone. The following are the "Basic Development Standards" within the LDR zone as outlined in TMC 18.10.060: 1 As proposed by the applicant, the properties cannot be combined and developed in a manner which complies with the basic development standards for the applicable zone and other applicable land use and environmental requirements as outlined in TMC 18.70.030.1 or .2. Staff Report to the Hearing Examiner Doak Zoning Code Variance — L15-0054 Page 3 of 9 LDR BASIC DEVELOPMENT STANDARDS Lot area, minimum 6,500 sq. ft. Average lot width (min. 20 ft. street frontage width), minimum 50 feet Setbacks to yards (minimum): • Front 20 feet • Front, decks or porches 15 feet • Second front 10 feet • Sides 5 feet • Rear 10 feet Height, maximum 30 feet Off-street parking: • Residential See TMC Chapter 18.56, Off-street Parking & Loading Regulations • Accessory dwelling unit See 18.10.030 • Other uses See TMC Chapter 18.56, Off-street Parking & Loading Regulations The applicant proposes to construct one single-family home on the site, which does not meet the basic development standard for lot area. Pursuant to TMC 18.70.030(3), the applicant may apply for a variance. B. VARIANCE CRITERIA The proposed project must comply with criteria detailed in TMC 18.72.020, (1-5), concerning Variance requests. The applicant's response to variance criteria is attached to this staff report as Attachment (B). Staff makes the following findings under the City's variance criteria (TMC 18.72.020): Under TMC 18.72.020 the Hearing Examiner must find that all of the criteria are met in order to approve the variance. 1. The variance shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and in the zone in which the property on behalf of which the application was filed is located. The applicant is not asking for a use variance. Single-family homes that meet basic development regulations are a permitted use within the LDR zone. However, here the Staff Report to the Hearing Examiner Doak Zoning Code Variance — L15-0054 Page 4 of 9 proposed combined square footage of 6,000 square feet does not meet the LDR zone lot minimum of 6,500 square feet and thus a single-family home on the subject property would be inconsistent with other properties in the vicinity in that it does not meet basic development regulations for the LDR zone. The applicant states that "the majority of residences constructed in the neighborhood have been built on lots with areas of 6,000 sq. ft. or less." Many of these homes referenced by the applicant were constructed prior to the Allentown neighborhood being annexed to the City in the Fire District 1 Annexation in 1989 or under previous City of Tukwila Zoning Code. The applicant has not shown that his proposal is consistent with the limitations on other like properties in this zone. Granting this variance would constitute a special privilege as other property owners in Allentown are required to combine the lots to meet the minimum lot size requirements. There are other property owners in the vicinity that own four-3,000 square foot lots (12,000 square - feet in total), but are not able to build two homes as they would not meet 6,500 square feet minimum lot size for each lot. The only lot size variances that have been approved in the vicinity are where the applicant had owned the property prior to the 2005 code update and the subject property was surrounded by developed parcels, making it infeasible for the lot to be combined with additional property to meet the 6,500 square foot lot minimum. 2. The variance is necessary because of special circumstances relating to the size, shape, topography, location or surrounding of the subject property in order to provide it with use rights and privileges permitted to other properties in the vicinity and in the zone in which the subject property is located. The applicant's property is located in an area of the City that was platted in 1896, prior to the adoption of any subdivision or zoning laws. The purpose of these early plats was to provide an easier method to convey property. The applicant states "this zoning variance comes as a result of the City of Tukwila changing their zoning code to prevent construction of single family residences on previously developed parcels in the LDR zone with a lot area of Tess than 6,500 sq. ft." City and King County records show that the subject parcels are currently vacant and the City does not have permit history for previous development on the subject property. A change to the City's zoning code is not considered a special circumstance as listed under the variance criteria. Prior to 2005 under the City's previous code provisions, property owners were permitted to have one home per existing lot regardless of the size of the lot. In 2005, the City adopted new regulations that allowed substandard lots to be combined and developed if the combined lots could then meet the minimum lot area requirements. See TMC 18.70.030.1-.2. The subject property, however, does not qualify for such a lot combination as the resulting lot would still be substandard. Staff Report to the Hearing Examiner Doak Zoning Code Variance — L15-0054 Page 5of9 The platting pattern in Allentown is a mix. After sanitary sewers were installed and prior to the adoption of Ordinance 2153, a number of houses were constructed on Tots that ranged from 2,500-5,000 sq. ft. in size. As a result, the pattern is a mix of homes on very small lots, and homes on larger lots that have not re -developed since the installation of sanitary sewers. This pattern can be observed on Attachment (D), the aerial photo of the area surrounding the subject site. The ownership pattern of the adjacent Tots and the subject property per King County records show that Lots 1-5, Block 8 of the Allentown Addition were under common ownership by John James Jensen and Lisa Jensen, and Annette Jensen (Petrilli) dating back to 2005. Each lot is 3,000 square feet and all are vacant as of the date of this staff report. Lots 3-5 were sold to Qifang Chen in August 2014. Darryl and Estrella Doak purchased Lot 1 and 2 in January 2015, well after the City's substandard lot provisions and LDR basic development standards were adopted. The applicant did not do due diligence prior to purchasing the property. This lack of due diligence on the applicant's part does not meet the criteria that the variance is necessary because of special circumstances relating to the size, shape, topography, location or surrounding of the subject property. 3. The granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and in the zone in which the subject property is situated. The applicant has not provided adequate justification as to how the proposed development will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity. The applicant simply states "the granting of this variance will not cause any harm or injury, or interference with the uses of adjacent and neighboring properties because the property will be developed in a manner similar to the neighboring properties." This broad statement provides no justification or evidence, such as preliminary building plans, to show that the proposed single-family home meets the variance criteria. If a variance is granted, the proposed house will connect to sanitary sewer and water. At the time of building permit submittal, the applicant will have to demonstrate compliance with the King County Surface Water Design Manual. The applicant will also be required to pay traffic impact fees to offset traffic impacts associated with the new home. 4. The authorization of such variance will not adversely affect the implementation of the Comprehensive Land Use Policy Plan. The applicant states that "there are no inconsistencies between the variance and Comprehensive Land Use Plan's goals, objectives, or policies." Again, the applicant's response is a broad statement that provides no clear justification that the variance will not adversely affect the implementation of the Comprehensive Land Use Policy Plan. The applicant makes no Staff Report to the Hearing Examiner Doak Zoning Code Variance — L15-0054 Page 6 of 9 reference to specific goals, objectives or policies relating to the residential areas or to how the proposed single-family home meets and/or supports the Plan. The City's Comprehensive Plan designates the Allentown neighborhood as Low Density Residential. The following goals and policies are set in the City's Comprehensive Plan regarding the City's residential neighborhoods: Policy 7.1.1 Maintain a comprehensive land use map that supports the preservation and enhancement of single-family and stable multi family neighborhoods; eliminates incompatible land uses; and clearly establishes applicable development requirements through recognizable boundaries. The applicant has proposed to construct one single-family dwelling within an existing residential district, which is not an incompatible land use. Policy 7.5.3 Support single-family residential in fill housing that is in harmony with the existing neighborhood as a means of achieving adequate, affordable, and/or diverse housing. Development within the Allentown Neighborhood drastically increased after the City provided sanitary sewer to the area. The current housing in the area is a mix of older homes on properties that contain multiple lots and homes which were built under a previous code provision of one home on one lot. Some of these homes were located on lots that do not meet the City's minimum lot area. During the 2015 Comprehensive Plan update, many residents expressed strong support for the 6,500 square foot lot minimum in the LDR zones and were against lowering the lot size under any circumstance. Policy 7.5.5 Develop neighborhood -specific single-family regulations that encourage compatibility with the existing scale of residential structures in the neighborhood, provide an appropriate relationship of lot area, building scale, and building siting, and maintain a sense of community (e.g. mature trees, pedestrian scale, sensitive transition between public and private spaces). The applicant's variance request is to construct one single-family home on a substandard lot that does not meet basic development standards. If the applicant were granted a variance to build one single-family home on the substandard lot, the home must still comply with all development standards including setbacks, building coverage, parking standards, height, etc. 5. The granting of such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by the owners of other properties in the same zone or vicinity. The applicant states that "Without the variance, a single family residence for which the subject property is zoned would not be allowed by the City of Tukwila code and rights of use of the Staff Report to the Hearing Examiner Doak Zoning Code Variance — L15-0054 Page 7 of 9 property would not be the same as for other similarly zoned property." Again, the applicant failed to provide any evidence or justification for this broad statement. As previously explained, adjacent property is undeveloped. The property owner could purchase additional contiguous land in order to meet the minimum lot size. II. CONCLUSIONS 1. The applicant has not shown that the proposal meets the criteria for approval of a variance. The applicant's response to the variance criteria (Attachment B) merely repeated the criteria found in TMC 18.72.020 without demonstrating how the request actually meets the variance criteria. There is little to no information provided as to why the variance is necessary due to a special circumstance, how the proposed development will affect the neighborhood, or why the request is consistent with the City's Comprehensive Land Use Policy Plan. The burden of showing satisfaction of variance criteria is upon the applicant. The record submitted by the applicant does not meet the variance criteria. 2. This variance request does not comply with variance criteria listed under TMC 18.72.020 (1). Granting this variance would constitute a grant of special privilege to the applicant. The variance would allow the property owner to enjoy a substantial property right enjoyed by owners of conforming parcels without meeting the same development standard and property cost, thus granting the applicant a special privilege. 3. This variance request does not comply with variance criteria listed under TMC 18.72.020 (2). There are no special circumstances relating to the size, shape, topography, location or surroundings of the subject property that warrant granting this variance. Instead the adjacent properties to the south of the subject property are vacant and present a possible means to increase the lot size to meet the LDR zone minimum lot size of 6,500 square feet. Granting the variance without attempting to increase the lot siize with a portion of the vacant lots to the south would constitute a granting of special privilege as previous development has been required to meet the lot minimum by acquiring adjacent properties. The applicant has created the hardship that exists requiring the need to obtain a variance. The applicant purchased the property in 2015, ten years after the City updated the Zoning Code regulations pertaining to a substandard lot that does not meet minimum lot size of 6,500 square feet in the LDR zone. 4. Applicant has failed to demonstrate compliance with variance criteria listed under TMC 18.72.020 (3) and (4). The applicant has not submitted preliminary project plans for the proposed single-family home. The applicant has merely stated that future development of the lot will be consistent with the surrounding development. The applicant has not presented information to ensure future development will not detrimentally affect the public welfare of surrounding properties. The applicant has provided little to no information as to how the proposed development is consistent with the City's Comprehensive Land Use Policy Plan. Staff Report to the Hearing Examiner Doak Zoning Code Variance — L15-0054 Page 8 of 9 • 5. This variance request does not comply with variance criteria listed under TMC 18.72.020 (5). Other property owners in the same zone or vicinity have to comply with minimum lot requirements of 6,500 square feet and TMC 18.70.030 requirements of combining with adjacent lots to meet 6,500 square feet requirement. 6. The property as purchased was non -conforming to lot area, a basic development standard which was the applicant's responsibility to verify as part of due diligence at time of sale. 7. In order to develop the property as proposed by the applicant, the applicant must obtain a boundary line adjustment approval for lot consolidation and building permit approval in addition to the variance from LDR lot size requirements. III. RECOMMENDATION Staff recommends denial of the variance. Staff Report to the Hearing Examiner Doak Zoning Code Variance — L15-0054 Page 9 of 9 Attachment A CITY OF TUKWILA Department of Community Developmenf'ERMIT c 6300 Southcenter Boulevard Tukwila, WA 98188 Telephone: (206) 431-3670 Planner: Application Complete Date: Application Incomplete Date: APPLICATION FOR STAFF USE ONLY permits plus T . e: R VAR CRY OF Tt1101/11A OCT 13 2015 ZONING CODE It SHORELINE VARIANCE File Number: iL j L.5"--- Project File Number: pe 5 i� Other File Numbers: NAME OF PROJECT/DEVELOPMENT: Doak Residence BRIEF DESCRIPTION OF PROJECT: Allow BLA to combine two 3000 sf lots and construct SFR on 6000 sf lot. LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lotbloc subdivision, access street, and nearest intersection. ()s k and Nearest intersection is S. 122nd Street and 49th Ave S. Legal Desc: Lots 1 and 2, Block 8, Allentown Addition to the City of Seattle LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 017900-1585, 017900-I586 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: Darryl Doak Address: Phone: E-mail: Signature: 11812 26th Ave SW, Burien, WA 98146 (206) 372-2280 do4khomes@gmail.com r %ldeptstmeteity ColnntonVieriiRevnions In Progress\Zoning Code -Shoreline Variance App.docx FAQ{; (206) 246599I Date: COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each department if you feel that certain items are not applicable to your project and should be waived. Application review will not begin until the application is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the C j 'p�uire additional information as needed to establish consistency with development standards. (���rr OF ri r�,q CbH, City staff are available to answer questions about application materials at 206-431-3670 (Department of `rhinu1i3 2015 Development) and 206-433-0179 (Department of Public Works). 'E.KA9ii Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning APPLICATION MATERIALS: -of 1. Application Checklist (1 copy) indicating items submitted with application. .c ✓ 2. Completed Application Form and drawings (4 copies). Y ✓ 3. One set of all plans reduced to 8 1/2" x 11" or 11" x 17". ✓ 4. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). y ✓ 5. Application Fee: See Land Use Fee Schedule. The applicant is also responsible for paying the Hearing Examiner costs before issuance of the decision. PUBLIC NOTICE MATERIALS: 6. Payment of notice board fee to FastSigns (see Land Use Fee Schedule) Tukwila OR provide a 4' x 4' public notice board on site within 14 days of the Department determining that a complete application has been received see Public Notice Si S ecifications Handout). 7. Pay the fee as established by the Land Use Fee Schedule for generating mailing labels; OR provide an excel spreadsheet of mailing labels for all property owners and tenants (residents and businesses) within 500 feet of the subject property. Each unit in multiple family buildings e.g. apartments, condos, trailer parks —must be included. Once your project is assigned to a planner, you will be required to provide an electronic copy of the mailing label spreadsheet in the following format: Name, Street Address, City St Zip, with each of these fields as an individual column: Name Street Address City, St, Zip Mr. Smith 1234 Park Ave S Tukwila WA 98188 PLEASE NOTE: Regardless of whether you pay the City to generate the mailing labels or you provide them, there is an additional fee for postage and material as listed under Public Notice Mailing Fee on the Land Use Fee Schedule. Payment of this fee is due prior to issuance of the decision and you will receive a separate bill for this fee. 8. If providing own labels, include King County Assessor's map(s) which shows the location of each property within 500 ft. of the subject lot. 4Adepurore'City Common,Teri\Rcvisions In Progress\Zoning Code -Shoreline Variance App docx Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning PROJECT DESCRIPTION AND ANALYSIS: �✓ 9. A written discussion of project consistency with the review criteria found on pages 6-8 of this Application. This is your opportunity to present the merits of your request. ✓ 10. Any additional drawings or information needed to explain or support the variance request. Maximum size of any drawing is 24" x 36". SITE PLAN: ✓ 11. (a) The site plan must include a graphic scale, north arrow and project name. Maximum size 24" x 36". ' ✓ (b) Existing and proposed building footprints. (c) Vicinity Map with site location; does not have to be to scale. ..' ✓ (d) Highlight the change being requested through the variance. •✓ (e) Parking lots, landscape areas and other site improvements. ;_ ,/ (f) Fences, rockeries and retaining walls with called out colors, height and materials. ✓ (g) For a shoreline variance, identify the location of the ordinary high water mark, the 200 foot shoreline jurisdiction, and the location of the applicable shoreline buffer (Residential, Urban Conservancy or High Intensity). deplstore City Common TerilRevisions In Propress\Zoning Code -Shoreline Variance App.docx Attachment B CRITERIA FOR ZONING CODE VARIANCE (TMC 18.72.020) The following statements (shown in italic) are submitted to the City of Tukwila in support of the Doak Residence Zoning Code Variance to allow construction of one single family residence on a 6000 sq. ft. lot in the LDR zone. 1. The variance shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and in the zone in which the property on behalf of which the application was filed is located; This zoning variance conies as a result of the City of Tukwila changing their zoning code to prevent construction of single family residences on previously developed parcels in the LDR zone with a lot area of less than 6,500 sq. ft. The granting of this variance will allow construction of a single family residence on a 6,000 sq. ft. As shown on the attached King County Assessor's map and 2013 King County aerial photo, the majority of the residences constructed in the neighborhood have been built on lots with areas of 6, 000 sq. ft or less. 2. The variance is necessary because of special circumstances relating to the size, shape, topography, location or surrounding of the subject property in order to provide it with use rights and privileges permitted to other properties in the vicinity and in the zone in which the subject property is located; This zoning variance comes as a result of the City of Tukwila changing their zoning code to prevent construction of single family residences on previously developed parcels in the LDR zone with a lot area of less than 6,500 sq. ft. The subject property includes two 3000 sq. ft parcel that will be combined to one 6000 sq. ft. parcel which is still prevented from allowing construction of a single family residence similar to the uses and lot sizes on other properties in the neighborhood. 3. The granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and in the zone in which the subject property is situated; The granting of this variance will not cause any harm, injury, or interference with uses of adjacent and neighboring properties because the property will be developed in a manner similar to the neighboring properties. 4. The authorization of such variance will not adversely affect the implementation of the Comprehensive Land Use Policy Plan; The subject property is in the Allentown neighborhood where the City of Tukwila Comprehensive Land Use Policy Plan lists the land use as Low Density Residential. There are no inconsistencies between the request variance and the Comprehensive Land Use Plan's goals, objectives or policies. 5. The granting of such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by the owners of other properties in the same zone or vicinity. 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R 4eeeu SO4 m• 45 4' 3559p 8' 1858 r 25o099 wt 45 1tf� 7 2$ 26 -7 50409 .4 7. 250042 to . 92040 19300 qSm 2840 80 25004 685 nm 79T" 559245 M 500045 74 26651" 3055` King County Map ' Attachment D The btannation bcbded on this cop has Men compled bj Kra County stall hom a valley of sown a end $ subject to Grange wihout notice. King Counymakes no representations orwarraxdes, express or !meted, m to a¢uracy, completeness, tenelbess, or tights to the use of such intamation. Tide ducumentls rot intended br use as a survey product. Kng County shill rot be liable far any general, speck!, irdired, tnddentat or consequential damages Including, but nct limited to, bat revenues or bit profits retuning from Meuse ornrieuse d the Information contained on this map. My sole of Ills map erinformatlar on this map is prohitited except by wrinen permission of Kirg County, Date: 10/7/2015 Notes: Afill King County GIS CENTER City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3685 E-mail: tukplanatukwlla.wa.us BOUNDARY LINE ADJUSTMENT NUMBER L15- NE 1/4, SE 1/4 OF SECTION 10, T23N, R4E, WM LAND SURVEYOR'S CERTIFICATE 1, TIMOTHY L. SCHRIEVER registered as a land surveyor by the state of Washington, certify that this plat is based on an actual survey of the land described herein, conducted by me or under supervision; that the distances, courses and angles are shown thereon correcty; and that monuments other then those monuments approved for setting at a later date, have been set and lot comers staked on the ground es depicted on the plat. T. SCHRIEVER, PLS9 22594 DATE TUKWILA SHORT SUBDIVISION COMMITTEE APPROVAL Reviewed and approved by the Short Subdivision committee and hereby certified for filing this day of 2015. Chair, Short Subdivision Committee COUNTY ASSESSOR'S CERTIFICATE Examined and approved by the Department Assessments this day of , 2015. KING COUNTY ASSESSOR DEPUTY KING COUNTY ASSESSOR COUNTY TREASURER'S CERTIFICATE I certify that all property taxes are paid and that a deposit has been made kr sufficient amount to pay the taxes for the following year, that there are no delinquent special assessments certified to this office for collection; and that all special assessments on any of the property herein dedicated as streets, alleys„ or for other public use are paid In full. This day of 2015. KING COUNTY TREASURER DEPUTY KING COUNTY TREASURER RECORDING NO. LEGAL DESCRIPTIONS BEFORE LOT 1, BLOCK 8, ALLENTOWN ADDITION TO THE CITY THEREOF RECORDED IN VOLUME 12 OF PLATS. PAGE WASHINGTON. TAX PARCEL NO. 0179001585 LOT 2, BLOCK 8. ALLENTOWN ADDITION TO THE CITY THEREOF RECORDED IN VOLUME 12 OF PLATS. PAGE WASHINGTON. TAX PARCEL NO. 0179001586 SITE ADDRESS: 121_ 49TH AVENUE S. BOUNDARY ADJUSTMENT OF SEATTLE, ACCORDING TO THE PLAT 100. RECORDS OF KING COUNTY. OF SEATTLE, ACCORDING TO THE PLAT 100, RECORDS OF KING COUNTY, LEGAL DESCRIPTION AFTER BOUNDARY ADJUSTMENT PARCEL A: LOT 1 AND LOT 2, BLOCK 8, ALLENTOWN ADDITION TO THE CITY OF SEATTLE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 100, RECORDS OF KING COUNTY. WASHINGTON. GROWTH MANAGEMENT INFORMATION TOTAL LOTS PRIOR TO BOUNDARY UNE ADJUSTMENT EQUALS TWO. TOTAL LOTS AFTER BOUNDARY UNE ADJUSTMENT EQUALS ONE. TOTAL AREA WITHIN THE BOUNDARY UNE ADJUSTMENT IS 5992 SO. FT. (0.14 AC.) OVERALL LOT DENSITY: 7 DWEWNG UNITS PER ACRE. MINIMUM LOT SIZE: 5992 SQ. FT, RESTRICTION AND CONDITIONS: 1. AU. UTUI1ES. INCLUDING BUT NOT LIMITED T0. POWER, TELEPHONE AND CABLE SHALL. BE PLACED UNDERGROUND PER CITY OF TUKINLA ORDINANCE. DECLARATION Know all men by these presents that we, the undersigned, owner(s) In fee simple of the land herein described do hereby make a Boundary Une Adjusfr ent thereof. The undersigned further declares this Boundary Line Adjustment to be the graphic representation of sald Boundary Line Adjustment and the same is made with the free consent and In accordance with the desire of the owner(s). in witness whereof we have set our hand(s) and seal(s). DARRYL E. DOAK, SR. ESTRELLA M. DOAK STATE OF WASHINGTON COUNTY OF KING I certify that I know or hove satisfactory evidence that Darryl E. Doak, SR and Estrella M. Doak are the persons who appeared before me. and sold person acknowledged that they executed the forgoing instrument, and acknowledged that they signed the some as their voluntary act and deed for the uses and purposes mentioned therein. Given under my hand and official seal this day of 2015. Notary Public in and for the State of Washington. residing at Appointment expires: W VICIN TY MAP NTS S E us-aa q PORTION OF NE 1/4. SE 1/4, SECTION 10, T23N, R4E, W.M. CITY OF TUKW ILA, KING COUNTY, WASHINGTON RECORDING CERTIFICATE Filed for record at the request of the City of Tukwite this day of 2015 at Minutes past M and recorded in Volume of King County, Washington. on page Records of Director, King County Deputy Director, King County Department of Records and Elections Department of Records and Elections LAND SURVEYOR'S CERTIFICATE This map correctly represents a survey made by me or under my direction In conformance with the requirements of the appropriate State and County Statute and Ordinance and WAC 130-332.090 In July 2015. Certificate No. 22594 C � ENGINEERING 250 4TH AVE. S., SUITE 200 MOOS, WASHINGTON 98020 PHONE (425) 778-8500 FAX (425) 778-5536 BOUNDARY LINE ADJUSTMENT NO. L15— DARRYL DOAK, SR. AND ESTRELLA M. DOAK 11812-26TH AVE. S.W. Burien, WA 98146 DATE 10/B/2015 JOB NO. 15032.20 SHEET 1 OF 2 $16reivt- 471"°Fruk OCT 1 a 2015 bkm. con Attachment E City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: tukpian(ditukwila.wa.us BOUNDARY LINE ADJUSTMENT NUMBER L15- NE 1/4, SE 1/4 OF SECTION 10, T23N, R4E, WM BUILDING SETBACK LEGEND (MINIMUM SETBACKS TO PROPERTY UNES) Q FRONT YARD SETBACK - 20' MIN. © SECOND FRONT YARD - 10' MIN. • SIDE YARD SETBACK - 5' MN. QREAR YARD SETBACK - 10' MN. LOT WIDTH & AREA (LOT WIDTHS AT FRONT BUILDING SET BACK LINE) PARCEL LOT WIDTH LOT AREA A 59.92' 5992 SQ. FT. SURVEY LEGEND (PLAT) ALLENTOWN INTERURBAN TRACTS (UNRECORDED) (MEAS) CALCULATED BEARING AND OR DISTANCE (REC. N0. 8110199003 VOL. 29 P. 137) LEGEND • SET 1/2" X 24" IRON ROD WITH YELLOW CAP STAMPED "22594" • FOUND CONCRETE MONUMENT IN CASE BUILDING SETBACK UNE J BASIS OF BEARINGS: PLAT OF ALLENTOWN TO THE CITY OF SEATTLE. PLAT VOL 12. P100 NOTES: 1. THE TOTAL PARCEL AREA IS 5992 SQ. FT. 2. THERE ARE NO EXISTING STRUCTURES ON THE SITE. 3. INSTRUMENTATION FOR THIS SURVEY WAS A 5 SECOND TOTAL STATION. 4. PROCEEDURES USED WERE STANDARD FIELD TRAVERSE. 5. PRECISION FOR THIS SURVEY EXCEEDS THE STANDARDS SET BY WAC 332-130-090. 6. THE LAND SHOWN ON THIS SURVEY MAY BE SUBJECT TO EASEMENTS. COVENANTS OR RESTRICTION OF RECORD NOT SHOWN HEREON. 7. AU. MONUMENT WERE VISITED IN 2008. OUND CONCRETE MON. IN CASE 72SE 750 00' FFFWNO CONCRETE MON. IN CASE 0.25' SOUTH OF CENTERLINE 58917'24*E 47 49.82 S. 124TH STREET LAND SURVEYOR'S CERTIFICATE This map correctly represents a survey made by me or under my direction in conformance with the requirements of the appropriate State and County Statute and Ordinance and WAC-130-332-090 In July 2015. Certificate No. 22594 25' 49TH. AVE GRAPHIC SCALE 23 10 » 40 O ( DI FK T 1 inch - 20 I ft. S. 122ND STREET 25' N S8917'24'E 205.68 • ENGINEERING 250 4TH AVE. 5., SUITE 200 EDMONDS. WASHINGTON 98020 PHONE (425) 778-8500 FAX (425) 778-5536 5891724'E 100.00' LOT A < D S8917'24'E 1oD.aa' LOT IOC TO E IDIOM ssTeau ura 58917'24'E 100.00' 50917'24'E 100.00' _58917.24.E 246.i N P4 r /67-. OUND CONCRETE MON. N CASE 5891x24_ • V1 PORTION OF NE 1/4, SE 1/4, SECTION 10, T23N, R4E. W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON BOUNDARY LINE ADJUSTMENT NO. L15— DARRYL DOAK, SR. AND ESTRELLA M. DOAK 11812-26TH AVE. S.W. Burien, WA 98146 DATE 10/06/2015 JOB NO. I SHEET 15032.20 2 OF 2 2 0617 27000111.001 u Commun ty Deveiopiile,',t 111111111111111 20061127000111 Retum Address: City of Tukwila Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 JUAN PAGE001 AGO OF 003 t 34.00 11/27/2906 00:16 KING COUNTY, UP LOT CONSOLIDATION NUMBER CITY OF TUKWILA, WASHINGTON Grantor(s): It7 r TukAP £OitJAt M 14 Last Name First Name Last Name First Name Additional grantors on page _ of document. If needed Grantee(s): The Public 017451oo- Mao Assessor's Property Tax Parcel or Account Number(s): O174100 - 1tt 05 Legal Descriptions: Before the Lot Consolidation: f-iLEty rawf✓ f} DbI ne ) ACCORDING To 7-Ile PLAT TN 'RE - OF,. RECQr21j) ;"'Ai V�l.r4,11-'_-t.. L9P tP1.4r, ?ACE(s) too, ,Z7U iv4 Colaiv , T_._t3 A.U, Ni a.s_.aL_.filiki a v AccoaDin16-.7Z).Th� R EcuR..b/=� ..r v 4/oL1io�. Lt 01 .. ff tr. P, G,c(s) /ea, 2 J RIMS C7.1.,N i -. Wit5/44e0 A./ S/771.+ ,z.v 7-ftg /NG...,. 57"ATE OF , I.dfS». After the Lot Consolidation: 7:/tREQF,_Re'air�s g_D, -act.. 02.04r�t!,,.it. � i� �ytT. , Pif 5.) L 47.E_47:014/4 - LidN_ ..Accabbil; _7..Th` ' T w�4 ou#'y� '/ 5/M 47rvN, .5,Th47 . N ih.6 el7a .7r' Of�t'mg 37'/fTEOF__.. �i 3j CITY OF TUKWILA EXHIBIT Applicant _ Public _ ADMITTED Department _ DENIED FILE # 20061127000111.002 Attachment A: 7E.1-ErE for LINE 73gridE64 i $ Pi_30' ot7R oo- 14os" ,LoT 11, 017go0- Noy PL , GT1.77 Pde.-E J8Tff AuF s. z�l 20061127000111.003 AFFIDAVIT OF OWNERSHIP FOR LOT CONSOLIDATION DECLARATION: Know all men by these presents that we, the undersigned, owner(s) in fee simple of the land herein described do hereby make a tot consolidation. The undersigned further declare this lot consolidation to be the graphic representation of said lot consolidation and the same is made with the free consent and in accordance with the desire of the owner(s). In witness whe =of we have set our hands and seals. Name: sup. Name: Name:_ A Pi 91 % Name: Name: .. - Name: Name: Name: STATE OF WASHINGTON County of King On this day personally appeared before me fl1an %~ 11g0 to me known to be the individuabdescribed in and who executed the within and foregoing instrument, and acknowledge that they signed the same as Awe free and voluntary act and deed, for the uses and purposes therein mentioned. and J 4/;e H. Quack GIVEN under my hand% ciaf cial seal this 164. day of /rOVerrt r , 20 06 . t. A. OF tttt, Q�! •*glom C1 r',r� Signature: t!�./1_6..d is • ,,(,I i. o`r�OTA/ ': Name as commissioned:. Alice �i. of I .... Title: tiolar y ;y0A PUBL\G :'02 Myappointmen expires: 6-/6"0S Reviewed and apprOZ4Ltt the Short Subdivision Committee and hereby certified for filing this 201"A day of /'JOv�r11 , _ , 20 0to Chair, Short Subdivision Committee Department at Assessments 500 Fourth Avenue. Suite ADM- AS-0708. Seattle. WA 98104 Office Hours: Mon - Fri 8.30 a.m. to 4:30 p.m. TEL 206- 296-7300 FAX 206- 2965107 TTY. 206- 296-7888 Send us mai( Home How do L.. Services About King County Departments " Fair, Equitable and Understandable Prop` ou're in Assessor PARCEL 1 Parcel Number Name !Site Address Legal 017900-1400 NGO JUAN+OUACH JULIE 12234 48TH AVE S ALLENTOWN .ADD AKA TUKWIL = ; #20061127000111 BUILDING-1 Year Built Total Square Footage i, Number Of Bedrooms Number Of Baths Grade Condition Lot Size 'Views Waterfront 2008 r3200 5 3.00 8 Good Average '6000 } INo TOTAL LEVY RATE DISTRIBUTION Tax Year: 2015 Levy Code: 2408 Total Levy Rate: $13.25584 Total Senior Rate: $7.66872 42.15% Voter Approved Click here to see levy distribution comparison by year. TAX ROLL HISTORY Valued Tax Appraised Land , Year Year Value ($) 2015 2016 90,000 2014 2015 81,000 2013 2014 73,000 2012 2013 65,000 2011 2012 82,000 2010 2011 101,000 2009 2010 101,000 2008 2009 109,000 2007 2008 109,000 2006 _ 2007 90,000 2005 } 2006 f 42,000 2004 2005 40,000 i2003 2004 18,000 12002 2003 .17,500 Appraised Imps Appraised Taxable Land Taxable Imps Taxable Value ($) Total (S) Value ($) Value ($) Total ($) 334,000 424,000 '90,000 .334,000 424,000 i 298,000 379,000 ;81,000 298,000 379,000 i . 243,000 316.000 73,000 243,000 316,000 220,000 .285,000 f65,000 .__ . ,�220.000 285,000 _ 239,000 321.000 '82,000 '239,000 321,000 256,000 357.000 101,000 , 256,000 357.000 266,000 367.000 101,000 266000 367.000 364,000 i 473,000 109,000 364,000 473,000 O 109,000 r 109.000 '0 .109,000 O '90,000 90,000 0 90000 O 142,000 42,000 0 42.000 O (40,000 40,000 '0 40,000 O '18,000 18,000 0 18,000 17.500 17,500 0 17,500 Reference Links: King County Taxing Districts Codes and Levies f.PDF) King County Tax ink Property Tax Advisor Washinaton State Department of Revenue (Extemal link) Washinaton State Board of Tax Appealg (External link) Board of AppealslEqualization Districts Report iMao Recorder's Office Scanned images of surveys and other map documents Scanned images of ats Notice mailing date: 09/10/2016 i i NNETT L JOHNS DLUNO 47 - 1 .- -. 7" ...rq \ '4' .38009g 25 i 25 g, 25 25 . 1,..).,...r 120009 3009, 6(k) 09 .9 6.1001,, 00000 .0L, r.cv 5005,3 ..4 i i A 6095991 I i i A 62024 1 . _ 30024 g I I I I I I I I I I I I A I I . 3080. I - 7_ 90009 '0009 rs r I A I I I A 30009- 3 I .......1 _, 3 00 011 COi ....,_„, >I. • g 05406 . . ,300011_ 30:209 ct, - 26 X; F., 9.-. <ft^ • -.. A %..../. anon* t - lona. ' I 3C0urt 0 cr, o!,,,:, 100 .01 !2-; '•- g . , 30209 g ,-, . ,.:. 27459 • 'rg I 5 : -a to 1 .100 A 1994 • 25 j 25 42 t 40090. 4) 4 20411. AO 72009. rrt L 2)72.12 72609. 4,. .409 0.10.3 45 45 094 BO. 41 4.1 .402 095 40 40 100e0o. 4) VARIANct- PRoPERrY _ 6089. • 20004 600011 3 30e,#,,, 20209 .1. 400 Dtt 00 I 15' 3, 'I'll I o 1 gl : 1"..„ :•• •,..• - F.089 , 25 . 25 I SO 1/ squat 7.5009 25 i 25 25 : 25 i I 5 25 50 09 1 3400. g 'rr 5 6 0 0 e i A 9000* WO . 4504 80009 5 60009 6050* gon 50000 5 300902 , 0 2 0 9 D C .0009 60004 10009g 00019 g - f000 9 , 350e$ 70009 /:2 40000 25 5 018009 40001 o 58009 25 23 25 25 o Joao. 200094 • -550 0 9 5 5 5 450Ofto A 540095 A 600044 g30004 55 g 35,530 2 , - - 1 1) Lot Concoidetron 0001 0 0 0 9 s •.• 15 600094 0 0 8 1 „ '9 A 60(4,, 600040 A 3 9 3000.0 < s 3 d 2 i t3 zodo ,r,7060#' 40059r 40056o , 0 4 : i 2 o . " 25 25 X90'.C>II:I;_iO2-I rII, I s .▪ 3 i/.,s01 526e1rt5 t !r 7 .. 3 2- i69 -' + •• -7 529:5- 009▪ 3.•I r 666 7:0 .2-9•! 4 r3, 8,.611 • Oggsli - g o 50 3 15 5 0 9 0 13 . 0' _?- : : . 91-.6.-: 225 20 125 3949 y \ BLAL08-041 45003 C 7 6 0 UL-3 1220. 3e000 2 40009 A . - 30009 r 4 2 5 69609. 60000 • 50009. 600095 . 4 30009. *20080925900007 1:: 45004„ 00BA L802 /089900409 1500010 2 0 0 801040131183 TU L07-038 TUBLA L08040 20090507300010 S 12411F1 ST , 100 11 90009t, 64,1 9 40001. 55 • ; • • • ,• vt9.o 1 000380 . \ 49 gall! UUDIHT 177049. -59-17 -.--. „ '",28..5 rg 1 25 25 , 11000.64.. r /500:95 9,6004s .-, . ( , •• r. . ssP=9 . , \ 1 ‘ --, . 25 13 20 25 :2022.,I22 25 -) 13 23 : "r, .31 20080104001183.001 Return Address: City of Tukwila Department of Community Developmen 6300 Southcenter Boulevard Tukwila, WA 98188 11111 II 20080104001183 OARRM M, JOSNU MISC 44.09 PAGE001 OF 003 01/94/2098 14:10 KING COUNTY, UA iv\ . b eAtAt -k LOT CONSOLIDATION NUMBER Lon- O 3 g Grantor(s): „AO IAA Last Name CITY OF TUKWILA, WASHINGTON First Name Last Name First Name Additional grantors on page of document. If needed Grantee(s): The Public Assessor's Property Tax Parcel or Account Number(s): 0 1 7 0 D 1ti c Legal Descriptions: Before the Lot Consolidation: (•1 1 A It? owai Lot 2- 3 After the Lot Consolidation: Lo s 9,v, 4 Oecv -7 le(Y1 iol*MA dd Reviewed and approved by the Short Subdivision Committeand hereby Tied for filing this day of ,200-7. Chaj}man, Short Subdivision Committee UU Page 1 of 3. 20080104001183.002 1©© 1.07• ° se P 0/7? D f 5 5 pcle�c. L;„ E U 4141 CL>7 Lar z 3 aA ?pit Z cE} 20080104001183.003 OWNERS' DECLARATION Know all men by these present that we, the undersigned, owner(s) in fee simple of the land herein described do hereby make a Lot Consolidation thereof. The undersigned further declare this Lot Consolidation to be the graphic representation of said Lot Consolidation and the same is made with the free consent and in accordance with the desire of the owner(s). In witness whereof we have set our hands and seals. Narr.� Name: Name: Name: STATE OF WASHINGTON County of King On this day personally appeared before me Darshah Singqh .1otlrha to me known to be the individual who executed the foregoing instrument acknowledged that het signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. GIVEN under my hand and official seal this Jr' tip i o t,OTAJ?1.. 9R` cP PUBLIC �s _Op • STATE OF WASHINGTOI►i��„"'-' "' County of King day of JM rl e ,2007 Signature: 62 a. /6-1 Name of commissioned: Alice A. Deacy Title: /YOfary P((,tb{,G My appointment expires: 6/6 -03 On this day personally appeared before me 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. GIVEN under my hand and official seal this day of , 20 Signature: Name of commissioned: Title: My appointment expires: -Pa 5e,3 of Department Assessments 500 Fourth Avenue Suite ADM- AS-0708 Seattle. WA 98104 Office Hours. Mon - Fri 8:30 a.m. to 4 30 p.m. TEL' 206- 296.7300 FAX: 206- 296-5107 TTY.206- 296-7888 Send ug 1 1 Home How do I... Services About King County Departments King County Department Fair Equitable, mill (thderstan��`�ilePro YaI- PARCEL i Parcel Number . 017900-1455 !Name Site Address Legal HUYNH HOI+XUAN TRUONG+PHUON 4814 S 124TH ST ALLENTOYNJ ADD AKA TUIWI , ' : _ • I., l`.;-:'3'. 2i #20080104001183 BUILDING 1 Year Built 'Total Square Footage Number Of Bedrooms Number Of Baths Grade Condition Lot Size • Views Waterfront 2008 3450 4 3.25 8 Good Average 5000 No TOTAL LEVY RATE DISTRIBUTION Tax Year: 2015 Levy Code: 2408 Total Levy Rate: $13.25584 Total Senior Rate: $7.66872 42.15 % Voter Approved Click here to see levy distribution comparison by Year, TAX ROLL HISTORY Valued Tax Appraised Land Appraised Imps Appraised Taxable Land Taxable Imps Taxable Value ($) Total ($) Value ($) Value ($) Total ($) 2015 2016 76,000 346.000 422,000 76,000 346.000 422,000 '2014 2015 69,000 309,000 378,000 69,000 309,000 378,000 2013 2014 .63,000 252.000 315,000 63,000 252,000 315.000 '2012 2013 '56,000 226,000 282,000 56,000 226,000 282000 12011 2012 :70.000 247,000 317,000 70,000 247,000 317,000 '2010 2011 87,000 266,000 353,000 :87,000 .266,000 353,000 • 2009 2010 87,000 276,000 363.000 87,000 276,000 363,000 12008 2009 94,000 217,000 311,000 94,000 217,000 311.000 2007 2008 18,000 0 18,000 18,000 '0 18,000 2006 2007 45.000 1,000 46,000 45,000 1,000 46,000 2005 2006 :42,000 1,000 43,000 42,000 1,000 43,000 12004 2005 40,000 1.000 '41,000 40,000 '1,000 41,000 12003 2004 32,000 58,000 90,000 32,000 58.000 90,000 2002 2003 k 31,000 58,000 89.000 31,000 58,000 89,000 Year Year Value ($) Reference Links: King County Taxing Districts Codes and ) evies (.PDF) }ling County Tax Links property Tax Advisor Washington State Department of Revenue (External link) Washington State Board of Tax Appeals (External link) 11 oar f AooealsiEgualization Districts Report 'Mao Recorder's Ofic4 Scanned images of surveys and other map documents Scanned images of (2lds Notice mailing date: 09/1012015 41 3604n 40 25 j 25 1 4000#s 43 161 42005s 17 j 72005s 11' 726054 2e nn O4s 540Rs :3 99405s 21) 99205s _7 i,0000#s 79004s A4 _ 10 7 4.' 40 ,9 40 4r v 40 40 51• no 114r - NNETT L JOHNS DLNO 47 • � I ; 4012 ^ 3E60 .iF •15 00 346 60 25 j 25 25 ; 25 1 1500R 25 25 . 25 j 25 00 1 30004 6 10P 44 43 60nn' 0 60055 y 30005 4 •^ --- 60005 11 3 60005 40 6 30005 3000# ^ 0 30005 c 9000 57 30004 10 .'5 300003, 4n00# 3000i^ :4 C# 300010 m 13 30005 100.01 • 14 37455-. 47 3c00R^ 30005 iJ v 37E5p • 7 100 310 7 45004 1 la 40004 i1J n 7n 50005 . 25 0006 35 s'3130005�. >7 9.7 2es 7f.005 2' Sh9.17•24.19 yl 25 : 25 _Ov :90 94 ^ 25 1 25 43 6000# 1 61 9000 4 4500 4.. 90005 41 ^ 4C 6000 L0005 0. 60005 50 3000E3, 3n005,, # w 343000 40005 17. 13 0000 60005 14 0o 60005 20 ry 6000#^ `o 3000# 13 70005 10r 2 25 :1 7510014 cnI Q' coj Tj 40005 5b00.5 25 125 2` , 1. 25 25 r<tl 300054 45005n _501 44 00004, sis ^ 45P['#5 4? 40 90005n 500U#s 4- 3 30004 .--+7--{� ▪ 3000R 39 6000#s 1200054 7,6 35 34 60005s 7^L�UUpggLot Consdidat on 2008 27000i1l-.__, 6000# 60005 3000#s 6000#5 =0 ^ 60005n ▪ 5 30005n 23 60 _e ^ 100 se • PGI 4'10C 70004' TUBLA L07-033 • :•3 spo , -2o08040990000 7000e- L: 2s! 2 000#s E^Z� • ?E 140 4. 550004 25 ! 25 f co,=I 0)' I 2525 TU L07-038 20080104001183 19629#s S _122ND_ ST 0008 A �30008 30005 ^ . 30004 O 3000# 11 4,! E0.67 44 43 84605s BLA L08.042 0 4i _" t s. 350315 A,. 51. #20080925900098 QT Fi 7 F000#s 30 ^ 60005s 37 S 6000#o 10 8 60004n BLA L08-041 `_ • ti�.4500#^ 420080925900007 13 T -, .45e0It ?2 00005n 3 6 13 3: 90.005. sla 90005a 31 ••x .nil .1 1500050 48 ^ -'9500#5 25 25 25 25 1rp__ E^6 1950050 25 25 Vf� r.• !A,sC. r'r 25 j 25 15 . .• _. 2.5 1.: .1 23 . ---•., <- 2a 0 . 9 25 t7 25 755i1#s'S !. i_ < jF500k5 L5 ._ 7 ., e_ - 10 <2 2^. _ 2_ ^. '6 .. 7. 13'P.,5 ,r. 25 ..._ 2 25 ':d . 2 , 29 . 25 x5 25 25 000380 -61 �n491#s :m 6000#s 1�� 140005s 35599 5-104 ..E2 2� 0�_ 2500#3 15.tl: 41.4 S0 i6: 11 15�w 369 A • 316794i0.6y 79i - f 6n; 40 • • En ' l 91.6_ y�\ TUBLA LO8-040 20090507900010 .�13214#x- e 9 L!ID•111T'S ;Cr• 4346# ✓ — — — — — S 124TH ST -- — — 50 -' — 19.99�%.94 '9r .6) an.255.e 4.1 .M .. Date: .1 /07/2015 Escrow No.: 8951 Payee: DARRYL DOAK, SR. and ESTRELLA DOAK 11812 26TH AVENUE SW Burien, WA 98146 Seller: ANNETTE PETRILLI Buyer: DARRYL DOAK, SR. and ESTRELLA DOAK Ref: Memo 1: Memo 2: Detail: Buyer Refund Des Moines Escrow, Inc. - (206) 824-6602 164.38 Date: 1/07/2015 Escrow No.: 8951 Payee: DARRYL DOAK, SR. and ESTRELLA DOAK 11812 26TH AVENUE SW Burien, WA 98146 Seller: ANNETTE PETRILLI Buyer: DARRYL DOAK, SR. and ESTRELLA DOAK Ref: Memo 1: Memo 2: Detail: Buyer Refund Applicant ✓ Public ADMITTED Department DENIED FILE # CITY OF TUKWILA EXHIBIT 164.38 Check No. 26045 (SME) Closed: 1/07/2015 $164.38 Community Buyer Refund Deveopir,ent Property: 12200 49TH AVENUE SOUTH, Tukwila, WA 98178 Check No. 26045 (SMI) Closed: 1/07/2015 $ 164.38 Buyer Refund Property: 12200 49TH AVENUE SOUTH, Tukwila, WA 98178 CHICAGO TITLE COMPANY OF WASHINGTON Mr. and Mrs. Darryl Doak, Sr. 11812 26th Avenue SW Burien, WA 98146 ,ert-i(d Date: Order No.: Borrower(s): Property: 701 5th Avenue, Suite 2300 Seattle, WA 98104 Phone: (206)628-5600 / Fax: (206)628-4725 January 28, 2015 0029616-04 Darryl Doak, Sr. APN/Parcel ID: 017900-1585-06 Enclosed is your Title Policy or Guarantee in connection with the above referenced transaction. Please call us immediately if you have any questions or concerns. Sincerely, Unit 4 / Seattle Residential CT-SeaTac Title Unit 4 CTISeattleTitle U nit4@ctt.com Policy/Guarantee Product Enclosure letter - Title Printed: 01.28.15 (81 11:32AM by RXS SSCORPD0272.doc / Updated: 07.21.14 Page 1—0029616-04 ALTA OWNER'S POLICY OF TITLE INSURANCE Issued By: CHICAGO TITLE INSURANCE COMPANY Policy Number: 0029616-04 Any notice of claim and any other notice or statement in writing required to be given to the Company under this Policy must be given to the Company at the address shown in Section 18 of the Conditions. COVERED RISKS SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B, AND THE CONDITIONS, CHICAGO TITLE INSURANCE COMPANY, a Nebraska corporation (the "Company") insures, as of Date of Policy and, to the extent stated in Covered Risks 9 and 10, after Date of Policy, against loss or damage, not exceeding the Amount of Insurance, sustained or incurred by the Insured by reason of: 1. Title being vested other than as stated in Schedule A. 2. Any defect in or lien or encumbrance on the Title. This Covered Risk includes but is not limited to insurance against loss from (a) A defect in the Title caused by (i) forgery, fraud, undue influence, duress, incompetency, incapacity, or impersonation; (ii) failure of any person or Entity to have authorized a transfer or conveyance; (iii) a document affecting Title not properly created, executed, witnessed, sealed, acknowledged, notarized, or delivered; (iv) failure to perform those acts necessary to create a document by electronic means authorized by law; (v) a document executed under a falsified, expired, or otherwise invalid power of attorney; (vi) a document not properly filed, recorded, or indexed in the Public Records including failure to perform those acts by electronic means authorized by law; or (vii) a defective judicial or administrative proceeding. (b) The lien of real estate taxes or assessments imposed on the Title by a governmental authority due or payable, but unpaid. (c) Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. The term "encroachment" includes encroachments of existing improvements located on the Land onto adjoining land, and encroachments onto the Land of existing improvements located on adjoining land. 3. Unmarketable Title. 4. No right of access to and from the Land. 5. The violation or enforcement of any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (a) the occupancy, use, or enjoyment of the Land; (b) the character, dimensions, or location of any improvement erected on the Land; (c) the subdivision of land; or (d) environmental protection if a notice, describing any part of the Land, is recorded in the Public Records setting forth the violation or intention to enforce, but only to the extent of the violation or enforcement referred to in that notice. 6. An enforcement action based on the exercise of a governmental police power not covered by Covered Risk 5 if a notice of the enforcement action, describing any part of the Land, is recorded in the Public Records, but only to the extent of the enforcement referred to in that notice. Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. AMERICAN LAND TITLE ASSOCLSTION ALTA Owners Policy (06/17/2006) Printed: 01.28.15 11:33AM Page 1 WA-CT-FNSE-02150.622474-SPS-72306-1-15-0029616-04 CHICAGO TITLE INSURANCE COMPANY POLICY NO. 0029616-04 7. The exercise of the rights of eminent domain if a notice of the exercise, describing any part of the Land, is recorded in the Public Records. 8. Any taking by a governmental body that has occurred and is binding on the rights of a purchaser for value without Knowledge. 9. Title being vested other than as stated in Schedule A or being defective (a) as a result of the avoidance in whole or in part, or from a court order providing an alternative remedy, of a transfer of all or any part of the title to or any interest in the Land occurring prior to the transaction vesting Title as shown in Schedule A because that prior transfer constituted a fraudulent or preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws; or (b) because the instrument of transfer vesting Title as shown in Schedule A constitutes a preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws by reason of the failure of its recording in the Public Records (i) to be timely, or (ii) to impart notice of its existence to a purchaser for value or to a judgment or Tien creditor. 10. Any defect in or lien or encumbrance on the Title or other matter included in Covered Risks 1 through 9 that has been created or attached or has been filed or recorded in the Public Records subsequent to Date of Policy and prior to the recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. The Company will also pay the costs, attorneys' fees, and expenses incurred in defense of any matter insured against by this Policy, but only to the extent provided in the Conditions. IN WITNESS WHEREOF, CHICAGO TITLE INSURANCE COMPANY has caused this policy to be signed and sealed by its duly authorized officers. Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 Countersigned By: Authorized Officer or Agent Chicago Title Insurance Company By: President Attest: Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Secretary AMERICAN LAND TITLE An ALTA Owners Policy (06/17/2006) Printed: 01.28.15 (fD 11:33AM Page 2 WA-CT-FNSE-02150.622474-SPS-72306-1-15-0029616-04 CHICAGO TITLE INSURANCE COMPANY POLICY NO. 0029616-04 EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 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 Toss 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 Toss 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 (a) a fraudulent conveyance or fraudulent transfer; or (b) 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. Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Owner's Policy (06/17/2006) AMMICAN LAND TITLE ASSOCIATION Printed: 01.28.15 © 11:33AM Page 3 WA-CT-FNSE-02150.622474-SPS-72306.1-15-0029616-04 CHICAGO TITLE INSURANCE COMPANY POLICY NO. 0029616-04 SCHEDULE A Name and Address of Title Insurance Company: Unit 4 / Seattle Residential Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 Address Reference: APN/Parcel ID(s) 017900-1585-06 and 017900-1586-05 Iw D e of oIfGy ; ° LL' " Amount oflrlsurance' Premium January 7, 2015 at 04:18PM $35,000.00 $500.00 1. Name of Insured: Darryl Doak, Sr. and Estrella Doak, husband and wife 2. The estate or interest in the Land that is insured by this policy is: Fee Simple 3. Title is vested in: Darryl Doak, Sr. and Estrella Doak, husband and wife 4. The Land referred to in this policy is described as follows: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF THIS POLICY VALID ONLY IF SCHEDULE B IS ATTACHED END OF SCHEDULE A Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. AM ERICAN LAND ITLE •s$OCITATION ALTA Owner's Policy (06/17/2006) Printed: 01.28.15 ia 11:33AM Page 4 WA-CT-FNSE-02150.622474-SPS-72306-1-15-0029616-04 EXHIBIT "A" Legal Description Lots 1 and 2, Block 8, Allentown Addition to the City of Seattle, according to the plat thereof, recorded in Volume 12 of Plats, page 100, in King County, Washington. Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. AN other uses are prohibited. Reprinted under license from the American Land Title Association. AMERICAN LAND TITLE ASSOCIATION ALTA Owner's Policy (06/17/2006) Printed: 01.26.15 ® 11:33AM Page 5 WA-CT-FNSE-02150.622474-SPS-72306-1-15-0029616-04 CHICAGO TITLE INSURANCE COMPANY POLICY NO. 0029616-04 SCHEDULE B EXCEPTIONS FROM COVERAGE This policy does not insure against Toss or damage, and the Company will not pay costs, attorneys' fees or expenses that arise by reason of: GENERAL EXCEPTIONS A. Rights or claims of parties in possession, or claiming possession, not shown by the Public Records. B. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. C. Easements, prescriptive rights, rights -of -way, liens or encumbrances, or claims thereof, not shown by the Public Records. D. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the Public Records. E. Taxes or special assessments which are not yet payable or which are not shown as existing liens by the Public Records. F. Any lien for service, installation, connection, maintenance, tap, capacity, or construction or similar charges for sewer, water, electricity, natural gas or other utilities, or for garbage collection and disposal not shown by the Public Records. G. Unpatented mining claims, and all rights relating thereto. H. Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof. I. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. SPECIAL EXCEPTIONS 1. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: 2015 Tax Account No.: 017900-1585-06 Levy Code: 2408 Assessed Value -Land: $29,000.00 Assessed Value -Improvements: $0.00 Affects: Lot 1 General and Special Taxes: Not available yet Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. AMERICAN LAND TITLE ASSOCIATION ALTA Owner's Policy (06/17/2006) Printed: 01.28.15 c 11:34AM Page 6 WA-CT-FNSE-02150.622474-SPS-72306-1-15-0029616-04 CHICAGO TITLE INSURANCE COMPANY POLICY NO. 0029616-04 SCHEDULE B EXCEPTIONS FROM COVERAGE (continued) 2. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: 2015 Tax Account No.: 017900-1586-05 Levy Code: 2408 Assessed Value -Land: $29,000.00 Assessed Value -Improvements: $0.00 Affects: Lot 2 General and Special Taxes: Not available yet END OF SCHEDULE B Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. LA!lo TITLE ASSOCIATION ALTA Owners Policy (06/17/2006) Printed: 01.28.15 @ 11:34AM Page 7 WA-CT-FNSE-02150.622474-SPS-72306-1-15-0029616-04 CHICAGO TITLE INSURANCE COMPANY POLICY NO. 0029616-04 CONDITIONS 1. DEFINITION OF TERMS The following terms when used in this policy mean: (a) "Amount of Insurance": The amount stated in Schedule A, as may be increased or decreased by endorsement to this policy, increased by Section 8(b), or decreased by Sections 10 and 11 of these Conditions. (b) "Date of Policy": The date designated as "Date of Policy" in Schedule A. (c) "Entity": A corporation, partnership, trust, limited liability company, or other similar legal entity. (d) "Insured": The Insured named in Schedule A. (i) The term "Insured" also includes (A) successors to the Title of the Insured by operation of law as distinguished from purchase, including heirs, devisees, survivors, personal representatives, or next of kin; (B) successors to an Insured by dissolution, merger, consolidation, distribution, or reorganization; (C) successors to an Insured by its conversion to another kind of Entity; (D) a grantee of an Insured under a deed delivered without payment of actual valuable consideration conveying the Title (1) if the stock, shares, memberships, or other equity interests of the grantee are wholly -owned by the named Insured, (2) if the grantee wholly owns the named Insured, (3) if the grantee is wholly -owned by an affiliated Entity of the named Insured, provided the affiliated Entity and the named Insured are both wholly -owned by the same person or Entity, or (4) if the grantee is a trustee or beneficiary of a trust created by a written instrument established by the Insured named in Schedule A for estate planning purposes. (ii) With regard to (A), (B), (C), and (D) reserving, however, all rights and defenses as to any successor that the Company would have had against any predecessor Insured. (e) "Insured Claimant": An Insured claiming loss or damage. (f) "Knowledge" or "Known": Actual knowledge, not constructive knowledge or notice that may be imputed to an Insured by reason of the Public Records or any other records that impart constructive notice of matters affecting the Title. (g) "Land": The land described in Schedule A, and affixed improvements that by law constitute real property. The term "Land" does not include any property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land Is insured by this policy. (h) "Mortgage": Mortgage, deed of trust, trust deed, or other security instrument, including one evidenced by electronic means authorized by law. (i) "Public Records": Records established under state statutes at Date of Policy for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without Knowledge. With respect to Covered Risk 5(d), "Public Records" shall also include environmental protection liens filed in the records of the clerk of the United States District Court for the district where the Land is located. (j) "Title": The estate or interest described in Schedule A. (k) "Unmarketable Title": Title affected by an alleged or apparent matter that would permit a prospective purchaser or lessee of the Title or lender on the Title to be released from the obligation to purchase, lease, or lend if there is a contractual condition requiring the delivery of marketable title. 2. CONTINUATION OF INSURANCE The coverage of this policy shall continue in force as of Date of Policy in favor of an Insured, but only so long as the Insured retains an estate or interest in the Land, or holds an obligation secured by a purchase money Mortgage given by a purchaser from the Insured, or only so long as the Insured shall have liability by reason of warranties in any transfer or conveyance of the Title. This policy shall not continue in force in favor of any purchaser from the Insured of either (I) an estate or interest in the Land, or (ii) an obligation secured by a purchase money Mortgage given to the Insured. 3. NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT The Insured shall notify the Company promptly in writing (i) in case of any litigation as set forth in Section 5(a) of these Conditions, (ii) in case Knowledge shall come to an Insured hereunder of any claim of title or interest that is adverse to the Title, as insured, and that might cause loss or damage for which the Company may be liable by virtue of this policy, or (iii) if the Title, as insured, is rejected as Unmarketable Title. If the Company is prejudiced by the failure of the Insured Claimant to provide prompt notice, the Company's liability to the Insured Claimant under the policy shall be reduced to the extent of the prejudice. 4. PROOF OF LOSS In the event the Company is unable to determine the amount of loss or damage, the Company may, at its option, require as a condition of payment that the Insured Claimant fumish a signed proof of loss. The proof of loss must describe the defect, lien, encumbrance, or other matter insured against by this policy that constitutes the basis of Toss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. AMERICAN LAND TITLE ASSOCIATION ALTA Owner's Policy (06/17/2006) Printed: 01.28.15 11:34AM Page 8 WA-CT-FNSE-02150.622474-SPS-72306-1-15-0029616-04 CHICAGO TITLE INSURANCE COMPANY (continued) POLICY NO. 0029616-04 5. DEFENSE AND PROSECUTION OF ACTIONS (a) Upon written request by the Insured, and subject to the options contained in Section 7 of these Conditions, the Company, at its own cost and without unreasonable delay, shall provide for the defense of an Insured in litigation in which any third party asserts a claim covered by this policy adverse to the Insured. This obligation is limited to only those stated causes of action alleging matters insured against by this policy. The Company shall have the right to select counsel of its choice (subject to the right of the Insured to object for reasonable cause) to represent the Insured as to those stated causes of action. It shall not be liable for and will not pay the fees of any other counsel. The Company will not pay any fees, costs, or expenses incurred by the Insured in the defense of those causes of action that allege matters not insured against by this policy. (b) The Company shall have the right, in addition to the options contained in Section 7 of these Conditions, at its own cost, to institute and prosecute any action or proceeding or to do any other act that in its opinion may be necessary or desirable to establish the Title, as insured, or to prevent or reduce loss or damage to the Insured. The Company may take any appropriate action under the terms of this policy, whether or not it shall be liable to the Insured. The exercise of these rights shall not be an admission of liability or waiver of any provision of this policy. If the Company exercises its rights under this subsection, it must do so diligently. (c) Whenever the Company brings an action or asserts a defense as required or permitted by this policy, the Company may pursue the litigation to a final determination by a court of competent jurisdiction, and it expressly reserves the right, in its sole discretion, to appeal from any adverse judgment or order. 6. DUTY OF INSURED CLAIMANT TO COOPERATE (a) In all cases where this policy permits or requires the Company to prosecute or provide for the defense of any action or proceeding and any appeals, the Insured shall secure to the Company the right to so prosecute or provide defense in the action or proceeding, including the right to use, at its option, the name of the Insured for this purpose. Whenever requested by the Company, the Insured, at the Company's expense, shall give the Company all reasonable aid (i) in securing evidence, obtaining witnesses, prosecuting or defending the action or proceeding, or effecting settlement, and (ii) in any other lawful act that in the opinion of the Company may be necessary or desirable to establish the Title or any other matter as insured. If the Company is prejudiced by the failure of the Insured to furnish the required cooperation, the Company's obligations to the Insured under the policy shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation, with regard to the matter or matters requiring such cooperation. (b) The Company may reasonably require the Insured Claimant to submit to examination under oath by any authorized representative of the Company and to produce for examination, inspection, and copying, at such reasonable times and places as may be designated by the authorized representative of the Company, all records, in whatever medium maintained, including books, ledgers, checks, memoranda, correspondence, reports, e-mails, disks, tapes, and videos whether bearing a date before or after Date of Policy, that reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Insured Claimant shall grant its permission, in writing, for any authorized representative of the Company to examine, inspect, and copy all of these records in the custody or control of a third party that reasonably pertain to the loss or damage. All information designated as confidential by the Insured Claimant provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the Insured Claimant to submit for examination under oath, produce any reasonably requested information, or grant permission to secure reasonably necessary information from third parties as required in this subsection, unless prohibited by law or govemmental regulation, shall terminate any liability of the Company under this policy as to that claim. 7. OPTIONS TO PAY OR OTHERWISE SETTLE CLAIMS; TERMINATION OF LIABILITY In case of a claim under this policy, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Insurance. To pay or tender payment of the Amount of Insurance under this policy together with any costs, attomeys' fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment or tender of payment and that the Company is obligated to pay. Upon the exercise by the Company of this option, all liability and obligations of the Company to the Insured under this policy, other than to make the payment required in this subsection, shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation. (b) To Pay or Otherwise Settle With Parties Other Than the Insured or With the Insured Claimant. (i) To pay or otherwise settle with other parties for or in the name of an Insured Claimant any claim insured against under this policy. In addition, the Company will pay any costs, attomeys' fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay; or (ii) to pay or otherwise settle with the Insured Claimant the loss or damage provided for under this policy, together with any costs, attomeys' fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay. Upon the exercise by the Company of either of the options provided for in subsections (b)(1) or (ii), the Company's obligations to the Insured under this policy for the claimed loss or damage, other than the payments required to be made, shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation. 8. DETERMINATION AND EXTENT OF LIABILITY This policy is a contract of indemnity against actual monetary loss or damage sustained or incurred by the Insured Claimant who has suffered loss or damage by reason of matters insured against by this policy. Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Owner's Policy (06/17/2006) AMERICAN LAND TITLE ASSOCIATION Printed: 01.28.15 (g11:34AM Page 9 WA-CT-FNSE-02150.622474-SPS-72306-1-15-0029616-04 CHICAGO TITLE INSURANCE COMPANY POLICY NO. 0029616-04 (continued) (a) The extent of liability of the Company for loss or damage under this policy shall not exceed the lesser of (i) the Amount of Insurance; or (ii) the difference between the value of the Title as insured and the value of the Title subject to the risk insured against by this policy. (b) If the Company pursues its rights under Section 5 of these Conditions and is unsuccessful in establishing the Title, as insured, (i) the Amount of Insurance shall be increased by Ten percent (10%), and (ii) the Insured Claimant shall have the right to have the Toss or damage determined either as of the date the claim was made by the Insured Claimant or as of the date it is settled and paid. (c) In addition to the extent of liability under (a) and (b), the Company will also pay those costs, attomeys' fees, and expenses incurred in accordance with Sections 5 and 7 of these Conditions. 9. LIMITATION OF LIABILITY (a) If the Company establishes the Title, or removes the alleged defect, lien, or encumbrance, or cures the lack of a right of access to or from the Land, or cures the claim of Unmarketable Title, all as insured, In a reasonably diligent manner by any method, including litigation and the completion of any appeals, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused to the Insured. (b) In the event of any litigation, including litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals, adverse to the Title, as insured. (c) The Company shall not be liable for Toss or damage to the Insured for liability voluntarily assumed by the Insured in settling any claim or suit without the prior written consent of the Company. 10. REDUCTION OF INSURANCE; REDUCTION OR TERMINATION OF LIABILITY All payments under this policy, except payments made for costs, attomeys' fees, and expenses, shall reduce the Amount of Insurance by the amount of the payment. 11. LIABILITY NONCUMULATIVE The Amount of Insurance shall be reduced by any amount the Company pays under any policy insuring a Mortgage to which exception is taken in Schedule B or to which the Insured has agreed, assumed, or taken subject, or which is executed by an Insured after Date of Policy and which is a charge or lien on the Title, and the amount so paid shall be deemed a payment to the Insured under this policy. 12. PAYMENT OF LOSS When liability and the extent of Toss or damage have been definitely fixed in accordance with these Conditions, the payment shall be made within thirty (30) days. 13. RIGHTS OF RECOVERY UPON PAYMENT OR SETTLEMENT (a) Whenever the Company shall have settled and paid a claim under this policy, it shall be subrogated and entitled to the rights of the Insured Claimant In the Title and all other rights and remedies in respect to the claim that the Insured Claimant has against any person or property, to the extent of the amount of any loss, costs, attomeys' fees, and expenses paid by the Company. If requested by the Company, the Insured Claimant shall execute documents to evidence the transfer to the Company of these rights and remedies. The Insured Claimant shall permit the Company to sue, compromise, or settle in the name of the Insured Claimant and to use the name of the Insured Claimant in any transaction or litigation involving these rights and remedies. If a payment on account of a claim does not fully cover the loss of the Insured Claimant, the Company shall defer the exercise of its right to recover until after the Insured Claimant shall have recovered its loss. (b) The Company's right of subrogation includes the rights of the Insured to indemnities, guaranties, other policies of insurance, or bonds, notwithstanding any terms or conditions contained in those instruments that address subrogation rights. 14. ARBITRATION Either the Company or the Insured may demand that the claim or controversy shall be submitted to arbitration pursuant to the Title Insurance Arbitration Rules of the American Land Title Association ("Rules"). Except as provided in the Rules, there shall be no joinder or consolidation with claims or controversies of other persons. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Insured arising out of or relating to this policy, any service in connection with its issuance or the breach of a policy provision, or to any other controversy or claim arising out of the transaction giving rise to this policy. All arbitrable matters when the Amount of Insurance is Two Million and No/100 Dollars ($2,000,000) or less shall be arbitrated at the option of either the Company or the Insured. All arbitrable matters when the Amount of Insurance is in excess of Two Million and No/100 Dollars ($2,000,000) shall be arbitrated only when agreed to by both the Company and the Insured. Arbitration pursuant to this policy and under the Rulesshall be binding upon the parties. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court of competent jurisdiction. 15. LIABILITY LIMITED TO THIS POLICY; POLICY ENTIRE CONTRACT (a) This policy together with all endorsements, if any, attached to it by the Company is the entire policy and contract between the Insured and the Company. In interpreting any provision of this policy, this policy shall be construed as a whole. (b) Any claim of loss or damage that arises out of the status of the Title or by any action asserting such claim shall be restricted to this policy. (c) Any amendment of or endorsement to this policy must be in writing and authenticated by an authorized person, or expressly incorporated by Schedule A of this policy. Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Owner's Policy (06/17/2006) AMERICAN LAND TITLE ASSOCIATION Printed: 01.28.15 @ 11:34AM Page 10 WA-CT-FNSE-02150.622474-SPS-72306-1-15-0029616-04 CHICAGO TITLE INSURANCOMPANY POLICY NO. 0029616-04 (continued) (d) Each endorsement to this policy issued at any time is made a part of this policy and is subject to all of its terms and provisions. Except as the endorsement expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsement, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. 16. SEVERABILITY In the event any provision of this policy, in whole or in part, is held invalid or unenforceable under applicable law, the policy shall be deemed not to include that provision or such part held to be invalid, but all other provisions shall remain in full force and effect. 17. CHOICE OF LAW; FORUM (a) Choice of Law: The Insured acknowledges the Company has underwritten the risks covered by this policy and determined the premium charged therefor in reliance upon the law affecting interests in real property and applicable to the interpretation, rights, remedies, or enforcement of policies of title insurance of the jurisdiction where the Land is located. Therefore, the court or an arbitrator shall apply the law of the jurisdiction where the Land is located to determine the validity of claims against the Title that are adverse to the Insured and to interpret and enforce the terms of this policy. In neither case shall the court or arbitrator apply its conflicts of law principles to determine the applicable law. (b) Choice of Forum: Any litigation or other proceeding brought by the Insured against the Company must be filed only in a state or federal court within the United States of America or its territories having appropriate jurisdiction. 18. NOTICES, WHERE SENT Any notice of claim and any other notice or statement in writing required to be given to the Company under this policy must be given to the Company at: Chicago Title Insurance Company P.O. Box 45023 Jacksonville, FL 32232-5023 Attn: Claims Department END OF CONDITIONS Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Owner's Policy (06/17/2006) Page 11 AM E 0.ICAN LAND T_ITL_E ASSOCIATION Printed: 01.28.15 c 11:34AM WA-CT-FNS E-02150.622474-SPS-72306-1-15-0029616-04 • Department Assessments 500 Fourth Avenue Suite ADM- AS-0708 Seattle. WA 98104 Office Hours: Mon - Fri 8:30 a.m. to 4'30 p.m. TEL. 206- 296-7300 FAX: 206- 295-5107 ITV 206- 296-7888 Send us mail Home How do I... Services About King County Departments King County bepartment'o Fair Equitable and, ttnderstan attelsroperty.• Assessor tl Y PARCEL Parcel Number Nana Site Address jLegal ,017900-1730 IDEL DONNO ELIZABETH F*EILEE 12219 50TH AVE S 98178 ,ALLENTOWN ADD LOT C OF TUKNALA BLA L08-041 REC 20080925900007 SD BLA BEING LOTS 34 1- 36 BLK 8 OF SD PLAT BUILDING 1 Year Built Total Square Footage 2010 2450 Number Of Bedrooms 4 Number Of Baths 2.50 Grade 8 Good Condition Average Lot Size .4500 Views No Waterfront TOTAL LEVY RATE DISTRIBUTION Tax Year: 2015 Levy Code: 2408 Total Levy Rate: $13.25584 Total Senior Rate: $7.66872 r. 42.15% Voter Approved Click here to see levy distribution comparison by year. TAX ROLL HISTORY Valued Tax Appraised Land Appraised Imps Appraised Taxable Land Taxable Imps Taxable Year Year Value (S) Value (S) Total ($) Value (S) Value (5) Total ($) '2015 2016 80,000 319,000 399,000 80,000 "319,000 399,000 1 12014 2015 72.000 285.000 357.000 72,000 285,000 357.000 j 2013 2014 65000 233,000 298,000 65,000 233.000 298,000 2012 2013 60,000 185,000 245,000 50.000 185,000 245,000 • 2011 2012 75,000 201,000 276000 75,000 201,000 276,000 ' 2010 2011 93,000 30,000 123,000 93,000 30,000 123,000 2009 2010 93.000 0 93,000 93.000 0 93,000 2008 2009 53.500 0 53,500 53,500 0 53,500 ' 2007 2008 53,500 0 53,500 53.500 0 53,500 12006 2007 45.000 0 45,000 45,000 0 45,000 '2005 2006 42,000 0 42,000 42,000 0 42,000 12004 2005 40,000 0 :40,000 40,000 0 40,000 CITY OF TUKWILA EXHIBIT Applicant ✓ Public _ ADMITTED Department_ DENIED FILE # 4- .ar`sew!.r+..0 L L. a Reference Links: King County Taxing Districts Codes and Levies (.PDF) King County Tax Links Property Tax Advisor Washington State Department of Revenue (External link) Washington State Board of Tax Appeals (External link) oar f Aooeals/Eaualization Districts Report iMap Recorder's Office Scanned images of surveys and other map documents Scanned images of gigs Notice mailing date: 09/10/2015 Department 01 Assessments 500 Fourth Avenue Suite ADM- AS-0708 Seale. WA 98104 Office Hours: Mon - Fri 8:30 a.m. to 430 p.m, TEL 206- 296-7300 FAX:206- 296.5107 TTY.206- 296-7868 Send us mail rr:G Home How do I... Services About King County Departments '',� King"County Departmen 'of s ants Fair, Equitable an`rt Understandatte, Property riuuru.:;1 s,raur 1rY•tt1M><I )IMYIlll u uirww ut, rnf PARCEL Parcel Number Name Site Address Legal 017900-1755 PHAN THUY T 12209 50TH AVE S 98178 ALLENTOWI ADD LOT A OF TUKWILA BLA #L08-042 REC#20080925900008 SD BLA BEING LOTS 39-41 BLK 8 OF SD PLAT BUILDING 1 Year Built Total Square Footage Number Of Bedrooms Number Of Baths 'Grade Condition Lot Size 'Views 'Waterfront 2009 2520 3 2.50 8 Good Average 4500 No TOTAL LEVY RATE DISTRIBUTION Tax Year: 2015 Levy Code: 2408 Total Levy Rate: $13.25584 Total Senior Rate: $7.66872 42.16 Voter Approved Click here to see levy distribution comparison by Year. TAX ROLL HISTORY Valued Tax Appraised Land Appraised Imps Appraised Taxable Land Taxable Imps Taxable Year Year Value (S) Value (S) Total ($) Value (S) Value (S) Total (5) 2015 2016 80,000 312.000 392,000 80,000 312,000 392,000 2014 ° 2015 72,000 279,000 351.000 72,000 279,000 351,000 !2013 12014 65,000 228,000 293,000 65,000 228.000 293,000 ,2012 12013 60,000 199,000 259,000 .60,000 199,000 259,000 2011 , 2012 75,000 217,000 292,000 75,000 217,000 292,000 2010 2011 :93,000 232. 000 325,000 93,000 232,000 325,000 2009 2010 93.000 159,000 252,000 '93,000 159,000 252,000 2008 2009 53,500 0 53,500 53,500 0 53,500 2007 2008 53,500 0 53,500 53,500 0 53,500 2006 2007 45,000 0 45,000 45,000 0 45.000 2005 2006 42,000 0 42,000 42,000 0 42,000 2004 2005 40,000 0 40,000 40,000 0 40.000 Reference Links: Kina County Taxino Districts Codes and Levies (.PDF) Kina County Tax Links Property Tax Advisor Washinaton State Department of Revenue (External link) Washinaton State Board of Tax Appeals (External link) Board of Appeals/Equalization Districts Report ifutap Recorder's Office Scanned imaaes of surveys and other map documents Scanned images of plats Notice mailing date: 0911012015 • Department Assessments 500 Fourth Avenue Suite ADM- AS-0708 Seattle. WA 98104 Office Hours: Mon - Fri 8:30 a.m. to 430 p.m. TEL 206- 296-7300 FAX 206- 296-5107 TTY.206- 296.7888 Send us snail 1: v "4, 1 Home How do I... Services About King County Departments King°County Department' Fair, Equitable amid Understandable Prot .rttr- `-Ai uR .kiiI lur>7tL j PARCEL Parcel 'Number Name Site Address 1 Legal 017900-1856 DOAK HOMES INC 5020 S 122ND LN ALLENTOWN .ADD LOT 2 TGW UND INT IN TR A OF TUKVv1LA 8LA LO8-040 REC# 20090507900010 SD BLA DAF- LOTS 9 THRU 19 BLK 9 TGW BLK 10 LYING S OF S LN OF LOT 21 BLK 9 OF SD PLAT TGW VAC ST ADJ BUILDING 1 iYear Built ,Total Square Footage Number Of Bedrooms Number Of Baths Grade Condition Lot Size Views Watertront 2015 1550 3 2.50 7 Average Average 2500 No TOTAL LEVY RATE DISTRIBUTION Tax Year. 2015 Levy Code: 2408 Total Levy Rate: $13.25584 Total Senior Rate: $7.68872 42.15 % Voter Approved Click here to see levy distribution comparison by year. TAX ROLL HISTORY Valued Tax Appraised Land Appraised Imps Appraised Taxable Land Taxable Imps Taxable Year Year Value ($) Value ($) Total ($) Value ($) Value (5) Total ($) .2015 2016 61,000 305000 365,000 61,000 305,000 366,000 2014 2015 27,000 0 27,000 27 000 0 27,000 i 2013 2014 25,000 D • 25.000 25,000 0 25,000 ' 2012 2013 38,000 0 38.000 38,000 • 0 38.000 .2011 2012 48..000 0 48,000 48.000 0 48,000 12010 2011 60000 0 60,000 60.000 0 60,000 ,2009 2010 60,000 0 60.000 f60,000 0 60,000 '2008 2009 29,400 D .29,400 29,400 0 29,400 Updated' April 22. 2015 Share Tweet Email Print Reference Links: Kina County Taxing Districts Codes and Levies (PDF) King County Tax ink Property Tax Advisor Washington State Department of Revenue (External link) Washington State Board of Tax Appeals (External link) Board of Aoneals/Egualization Districts Report Map Recorders Officg Scanned images of surveys and other map documents Scanned images of plats Notice mailing date: 09/10/2015 NE1/4, SE 1/4, SECTION 10, TOWNSHIP 23 DOAK HOMES - LOT 1 S 122ND ST & 49TH AVE S TUKWILA, WA 98178 OWNER CONSULTANTS LEGAL DESCRIPTION O M HOWL ME ARCHITECT CIVIL ENGINEER LOTS I AND; MOW/ ALLEMONM SMII MNMESW TM AMEONE MENMNEAREM AMMON TO TTE CM Of SFATTU. 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AHD 2IDIN6 ACTIVITY DR UPON RACTAOM OPANEW CATCH MOD. 2 9F W.DO LMLL M RCHICAND NNQA TE MIS NFDDFMWHDN« M HQ 0.11.2 CATCH ACO3NRINFE Br 0TTONTIMNNrtE OCATCH BASIN INSERT NTS OM RARSTwM VOI ONCS iM EINGNEERNG ISO OH VIA31 SUM MO C A00t6t i•020 MOM FM (420 ns-asa s a 3 DESIGN: JTL DRAWN: ZOS CHECK: TLS JOB NOR 15032.20 WE: 00/10/15 N W Z a O SHEET: C2.1 NE1/4, SE 1/4, SECTION 10, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M. STORM M N. NWE3. 3pE Isowtross9 7RADCNi QUANTIIES ,. sows WARS SWOP ROWANR00.100D.2#Ar L MST. CliANQT SIM TIN 90I SUER ATTCNNTONN AMU RUST ISCWECTO INA WEN USN ISO WRVSN0 NOLISMU..uro. IRNANKNIMom- MTNE DTWELINAA•INN PVC TNN. wTUI TOTAL NATION sull• f.T16WINXNO FOOTING MNN 9NTN MOWN. TOTS 1, 08 TUTON CONSTRUCTION STANDAIrol1DWIl°WSi0NN08086 G, W MIN NUR TIN MNOLSO, NY NOATN motor, T,N OINNm1FYNVNx Na£AN FOR IM IOR IOINI ONLY. TNN VAWEt ANF ASSIKONNTE 00 MOM. 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TO9IY,AAzuN9,r AMMO DRIVEWAY APRON CROSS SECTION MN 'MON DENOTNI'T'1°VaNO ,lTINO COY ANDSUROINSTREIT DIN O MN i Ii46'TAw USORwD OWN, WROANO IN NONWOVEN GEOSDRIN RANK. SLOPE ATONN INKTU IN WwN IFRTORANCNS AS MOWN DOWTISIOUT MIRO& TO CONMONa SYSTNA •aw IwNNACTNarIVMOONS MIN OR ARNO. PR OWING. PLAN ICONTRACOR MAT LOCATE ON NMI SRN OF MON. ORAN) er ANn NNW WOOD. TN STRUCNA4 OMWINNI LWISww6EXCOVATON. - O INNACS WON IMNNa / /IPROMO I 1© O FOOTING AND ROOF DRAIN SECTION DTO/MIMIC" INOPNFNOO ITONTLZRENCTINANIMNOINIL v k of Tukwila AOV06JTS!STONATosN .40 OLIO I OCITY OF TUKWILA STANDARD DETAIL SGRE DSO NIT AK S., NUM 100 CONMI WO 770-000 ONO) 779-6339 01/Y/K C s a fsq DESIGN: .RE DRAwn: NOS CHECK: 1LS .100 140: 10032.20 DATE: 07/10/10 VI W 1-- a0 I- .4- oco 3al 4 N H 2 N XZ o le 0 In I— SNEET: C3.1 .PLAT OF !itw YORiC- DE5dtIPTION ./Wlerttown 92.2.71,14 Th4 ,o.b/ of ALLENTOWN ADD/T/ON TO G/TY 0P5.=ATTLE" C0,7or/ses /ix ./o/%v.,ha Awed hrz/ b 47/ fS-y;7nuuzz?� a/ /A. 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There %I rase/wad hags /fx above de-act/bed /Sae/ flf,Oi/ of oy of /he Ab,#xrn Rx,/rc one/ Co/umbra and Pugc'JSaurx/ Roif.Yayyss,. A// d1.i/arxoa arc 03 .5h0H•n 05 //z lure a/.'77s,oJo/ An ice/ A// s/rcds and artti77u05 Oce as 5h0.rn. A/iLeari7ys arc re%rrcd 1 //x iruc nxr7dion ro- t u s r rt R 3fi�1 ALLEN DEDICATION Hnora a// men law k ae prr cents /hal Are, close*? A/ien, dnd /7ofb, AZ.kri his wife, of Sca/f/e, ifii7 ,, a,..,5/o1e of Noshii�gfon, owners tee s/inp i* a/ fie 'abate mined /Surf o/ %nd, do here/ dz/arc /hrb p/of'of :AL LENTO INN f/,0p�q1'7"/ON TO. C/TY Of' SEATTLE' ono' do %/C�s(/y acdr4d/e.td, the ,p qb/fe Jose.' f fhe foods, ;fry' ono' orcnL .s hr�,e0n 4170 rn., /n rriali? sa /•Y/xrtol: rya hone hc,osi2/o 5e/ our fronds arsrl sea.(' /his 7 n' day aV March, .4.0.. /906..;: ,,Vneelorx/seo /n /he _" ii/,�r'i/ preycnde o/ M O Hoy, o5' Faro ../Pen c/N RxFhardson Applicant _✓ Public ADMITTED ✓ Department DENIED FILE # CITY OF TUKWILA EXHIBIT 4OD 0/1, TO C/TY OF SEATTLE ACKNOWLEDGMENT Sfa/c a/61rosh/i7a fanis.c Count' o/ r h45 /s fJo ccrlfy:/ho/ do /his 7k cloy of Mordh f/D. /906 (acbre ire o /Tb ?r fbb4', ol.;' /n and' 6-hi? of ,area//y'dppear. ed c/as ph A/kn and F/ara i///erl, rr1� o/c/oi cpn A//cn, /a me ifnasvn note t/hr oc✓soru non2o'/i7 end .vha execulcd /be w4,i/hir7 7ns1rumc/7f or7d cosh one scar(%/,, erHnorr/edgay /a nx /ha/ /h7j s/pred and Seo/6d /fe some os air and ra/a614ry c6 / for fhe uses ore purpose,' (*ore men/Air/ad /yhxss mcc'L fond 0770 oh5ao/ Sea/ /hie 7' day of March AZJ• /906. M.B. Haynes Ne/or Pub/i� //7 one or fhe S/o4e of (shoe res/d/Y79 of a/f/e, fl6 17 54/R✓EYED AND PLATTED BY G000,.'M La/E tf' cJ0NE55 ENG/NEE/GS 3 .470LE /Y,95/ MARCH /906 O n. cc\. \ . SCALE /AACI ZOO FEET v�\ Fxolnixp pnd a/prorcd'">1-1A-9•doe/a/MarchA0/306. 9 L. !/a/enfirt Cl Y a Counly Jurrp tf CD Ei rrn cG and-cpproreo by //x BQo d of Xo O C J i Coiz7rn/s.51ancr4, /h/o •90' a//Wch. 40 /96a . . X Fd °r_4•' t" cz 7 gO., 32 Filed for recaid o/ peel; .s/ of hi 0. Haynca Mor 9 /906 aci le mina/ea as/ 9 and racorded o'n ea/urrie /2 0442k7'5 /.xx90 /G{J Record Ni;9 Ca. Wash. c/Pi9y n/yfua'/1a ,LHah rarer 0 r S JW s.com Ies.com CITY OF TUKWILA EXHIBIT Applicant 1/ Public Department_ DENIED FILE # ADMITTED r/ SUNDAY, DUNE 19, 2011 I !ti)eSeatlleCEitues I Real Estate E5 r yea r r PHOTOS BY COURTNEY BLETHEN RIFFKIN / THE SEATTLE TIMES Newer homes line this street in Allentown, where there Ls a mix of old and new housing. Prices of houses that have sold in Allentown over the past two years have ranged from $149,500 to $350,000. < Allentown FROM El NEIGHBORHOOD OF THE WEEK A residential island in a sea of commerce And it's not to be confused with the Allentown nick- name for the South Lake Union neighborhood, which is undergoing a dramatic transformation led by Paul Allen's development com- pany, Vulcan. The Tukwila enclave is named from Joseph Allen, a British settler who arrived in the Northwest in 1879 and bought, then subdivided the land there. But despite encroaching industry, the neighborhood offers plenty of recreation and natural vistas, is a hot- bed of community activism, and retains a close-knit com- munity feel. For those who only know Pivar at itc The skatepark at the Tukwila Community Center in Allentown opened in 2002 and is a popular after -school spot and features an annual competition. demolished." "It was an old neighbor- hood, and we thought that maybe we could contribute to its growth." Sale prices in Allentown Allentown Population: 2,094 Distance to downtown caattla• Ahnot 11 miles. repair projects. His wife, Linda Vickers, is a nurse at Highline Community Hospi- tal. In 1971 the couple pur- chased two adjacent lots and an 1,800-square foot ARK venue SE 86 landmark.com IG treet SE 6 :reekliving.com SEDGE kvenue S Igeseattle.com villow.com on their way to the Allen- town Grocery, which, aside from the usual sundries also sells used paperbacks, T- shirts promoting '80s rock bands, gardening supplies and wine starting at $3.99 a bottle. All manner of wildlife swim up the river, said Allen- town resident Laurie Wat- son, who purchased a home along its banks 10 years ago and lives there with her hus- band and two dogs. Watson sees otters and bea- vers chugging upstream be- fore she heads to work in the morning and again heading back down when she returns home. A bald eagle often perches on a tree in her yard. "Sometimes, it's just alive," Watson said. "What I enjoy is sitting on the deck in the summertime." The noise from the free- ways and the light rail is something to which she has grown accustomed. When speaking on the phone to her brother, who lives nearby, they both pause without comment when a plane passes overhead, and re- sume seamlessly when the airwaves are clear. Lots of variety The character of Allentown homes varies from plot to plot. Restored turn -of -the century houses are inter- spersed with more abundant midcentury models and re- cently built prefabricated houses. Overgrown empty lots and cottages with peeling paint sit across from manufac- tured homes with elaborate trellises and sculpted yards. Allentown's residential market has been shaped in part by the Burien-based Doak Homes, which has con- structed about 50 homes in the neighborhood over the past 15 years, said Telly Doak, vice president of the business, co -owned by her husband, Darryl Doak Sr. "We chose (Allentown) 15 years ago because there were opportunities to ex- pand the neighborhood," Telly Doak said. "We bought dilapidated houses that peo- ple were willing to aban- don," she said. "Some were March, down 20.8 percent year -over -year, the Zillow Home Value Index shows. A clinic administrator at Swedish Hospital, Andrea Tackett, moved a year ago into a new four -bedroom Doak -built home which she rents for $1,600 per month. She relocated to Allentown from nearby Skyway where her rent was slightly cheaper, because she could get more space, and because she feels comfortable letting her three children play outside. "Before, my kids didn't get out much," Tackett said. "Here, they ride their bikes around." The family also frequents the new 48,000 square -foot Tukwila Community Cen- ter, where Tackett takes a Zumba exercise class. The center also offers karate and ballet instruction for kids and a gathering place for seniors. Then, there's the skate - park. After school, Dennis Nguyen, 16, is often there to grind the rails along with fellow skaters Chris Tapuro, 22, and Drew Lo, 21. Observer Patrick Machen- heimer, 26, was part of an initial group of teens to ad- vocate for the park before it was established in 2002. "Pretty smooth!" Machen- heimer said on a recent weekday as Nguyen did a back noseblunt off the quar- ter -pipe. Machenheimer gave up skating after an in- jury, he said. Nguyen has placed first, second and third in the annual competi- tion at the Summer Kick -Off festival at the park. Tradition of activism A history of spirited activ- ism has helped keep the neighborhood intact all these years, most recently manifest in the creation of the Duwamish Hill Pre- serve. In 2000, a developer pro- posed leveling Duwamish Hill to put in a storage facili- ty, even though it also serves as a sacred and storied site for the Duwamish and Muckleshoot tribes, contains rare geological formations and is a beloved overlook. Community volunteers, ri impry ooakrivx vna, .. Camfiunity at the Crossroads" (1991) by Dr. Kay F. Reinartz is available at Tukwila City Hall for $10. — Seattle Times news researcher Miyoko Wolf, and Stacey Solie with the aid of Cascade Land Conservancy and the city of Tukwila, raised enough money to purchase the property and have since worked to restore it. Allentown also boasts im- portant salmon habitat at Codiga Park. Formerly farmland, it has been par- tially excavated and planted with native foliage, creating a shaded, side -channel rest- ing area for juvenile salm- on. Trout and steelhead also make pilgrimages up the Green River to spawn. Community activism is a neighborhood tradition in Al- lentown, and kept going by such longtime residents as Lanny Vickers, who said he is fond of "bucking" local lead- ers "when they get out of line." Now 72, Vickers is retired both from the Navy and the medical -supply business, but is still known for help- ing local seniors with home - than six years and collected hundreds of signatures on a petition that helped keep the area residential. The Tukwila City Council has always treated Allen- town with fairness, he said. Community attention turned to BNSF recently as the company has proposed expanding its South Seattle Intermodal Facility, which could lead to heavier truck traffic through Allentown. The city of Tukwila has proposed rerouting truck traffic so it bypasses the neighborhood, but has no money to pay for upgrading the roads. "I know the people that live along there are quite concerned about it," Vickers said. But this hasn't stopped homes from selling and new families from moving in, he said. "The way it is now, they (truckers) work 24- hours a day, bringing in those containers ...People seem to be tolerating it." That feeling of tolerance also is an Allentown tradi- tion. Forty years ago Vickers and his wife were attracted to the community's laid- back ambience, which con- tinues to this day, he said. "You can pull your shirt- tail out and not feel like everyone's watching you." Recently sold in Allentown BARRY PARDUCCI / WINDERMERE REAL ESTATE This two -bedroom, one -bath, 860-square-foot house in Allentown recently sold for $149,500. This 1945 home was extensively remodeled in 2000 and fea- tures upgraded kitchen appliances and light fixtures and a large open kitchen with Jenn-Air range/oven. It has a fenced back yard with a storage shed. 0e $cattt Tunes seattletimes.com/reales In partnership w HUD faults BofA over review FORECLOSURE INQUIRY Bank slow to respond, gave incomplete data, inspector says BY DAVID MCLAUGHLIN Bloomberg News Bank of America, the largest U.S. lender, "significantly hin- dered" a federal review of its foreclosures on loans insured by the Federal Housing Administra- tion, the U.S. said. The bank was slow in provid- ing data and offered incomplete information, according to the De- partment of Housing and Urban Development inspector general's office, which conducted the re- view. "Our review was significantly hindered by Bank of America's reluctance to allow us to inter- view employees or provide data and information in a timely man- ner," William Nixon, an assistant regional inspector general for the agency, said in a sworn declara- tion. The filing, dated June 1 and obtained last week by Bloomberg News, was submitted as an ex- hibit in a lawsuit by the state of Arizona against the Charlotte, N.C.-based bank. Arizona, which is seeking to interview former Bank of America employees, ac- cused the bank of misleading • homeowners who were seeking mortgage modifications. Federal agencies and attorneys general from all 50 states are in- vestigating the way banks service mortgage loans and conduct foreclosures. The group is in set - See > BANK, E2 Tucked between the Duwamish River and railroad tracks, the formerly rural Allentown community in Tukwila hangs onto its residential feel. NEIGHBORHOOD OF THE WEEK I Allentown (Tukwila) DO fJioR This barnlike picnic shelter at Codiga Park honors the farm that was former- ly there. Allen- town used to be surrounded by farms. PHOTOS BY COURTNEY BLETHEN RIFFKIN / THE SEATTLE TIMC The Allentown Grocery on 42nd Avenue South has long been a landmark in the community and sits across the street from the Duwa- mish River. In addition to the usual bread, milk and beer, the corner store also sells books, T-shirts and gardening supplies. This wooden footbridge over the Duwamish River connects Allentown with the Green River Trail (farther upstream the Duwamish becomes the Green River). BY STACEY SOLIE Special to The Seattle Times Allento-wn is a Tukwila neigh- borhood composed of most- ly single-family homes, no- table for having both a ma- jor trucking route and a river running through it. It is a residential island in a sea of commercial enterprise, not to be con- fused with "Allentown" in Seattle (the South Lake Union neighborhood being transformed by Paul Allen's develop- ment company, Vulcan). The Tukwila enclave is named for Jo- seph Allen, a British settler who arrived in the Pacific Northwest in 1879 and bought, then subdivided the land there. Bordering either side of the once -bu- colic neighborhood are Interstate 5 and I-hghway 599, which converge just past a sprawling office park to the south. Big -rig trucks rumble through town en route to the Burlington Northern Santa Fe Distribution Center. Light -rail trains glide past on elevated tracks, and the neighborhood is sandwiched between Boeing Field to the north and Seattle -Ta- coma International Airport not far away to the south. Allentown Source: [SRI, TeleAtlas Bordering either side of the neighbor- hood are Interstate 5 and Highway 599, which converge just past a sprawling of- fice park to the south. Residents joke about low -flying planes leaving wheel marks on their roofs, and with all the surrounding hustle and bus- tle, Allentown can hardly be described as sleepy. See > A[[IENTOWN, E5 T.L.SCHRIEVER, PE, PLS, CESCL LAND DEVELOPMENT ENGINEERING 14525 - 148th Avenue NE (Ste 132) Woodinville, WA 98072 (206) 669-5218 off (425) 489.4168 fax t@civilsiteplan.com ANALYSIS OF ZONING CODE VARIANCE (Tukwila File No. L15-0054) January 14, 2016 r COMMUnity Deve,op, nent This variance is intended to allow two existing legal lots with lot areas of 3000 sq. ft. lots into one 6,000 sq. ft. lot through a Tukwila Lot Consolidation process and construct one new single family residence on the combined lot. For this purpose, variance is requested from TMC 18.10.060 and 18.70.030(B). The subject properties are in the LDR zone in which the Tukwila Municipal Code Section 18.10.060 requires the minimum lot area for new lots have a 6,500 sq. ft. minimum lot area. TMC 18.70.030(B) states that substandard lots "may be developed only if it is combined with adjacent lot(s) in a manner which allows the combined lots to be developed in a manner which does comply with the basic development standards for the applicable zone..." The following comments are submitted to the Hearing Examiner in support of Zoning Code Variance allowing an 8% reduction in the minimum lot area listed in TMC 18.10.060 to 6,000 sq. ft., and variance of TMC 18.70.030(B) to allow two lots combined in a boundary line adjustment (Lot Consolidation) to be developed with a single family residence with a combined lot area of 6,000 sq. ft. 1. The variance shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and in the zone in which the property on behalf of which the application was filed is located; The property owner is proposing to construct a single family residence that will meet all of the requirements of the zoning code, such as lot width, building setbacks, building height and parking, except the lot area requirement listed in TMC Section 18.10.060. The variance would allow an 8% reduction in the building lot area. A 6,000 sq. ft. lot is not inconsistent with other properties in the Allentown neighborhood The number of lots within the Allentown neighborhood between 46th Ave S and 51 st Pl S, and between S 122"d St and S 124t' St. are counted as follows; 73 lots have existing residences and lot areas 6,000 sq. ft. or less, 21 lots have exiting residences and lot areas greater than 6,000 sq. ft., 4 lots are vacant with lot areas 6,000 sq. ft. or less (includes subject property), 1 lot is vacant with a lot area of 9, 000 sq. ft., 7 lots are vacant and buildable with lot areas less than 6,000 sq. ft. In this neighborhood, 78% of the lots with existing single family residences have lot areas of 6000 sq. ft. or less. The proposed variance does not grant a special privilege because 78% of residences in the neighborhood are constructed on lots equal to or less than the 6,000 sq. ft. requested in this variance. CITY OF TUKWILA c/ EXHIBIT / Applicant _ Public _ ADMITTED Department DENIED FILE # Page 1 of 3 T.L.SCHRIEVER, PE, PLS, CESCL LAND DEVELOPMENT ENGINEERING 14525 - 148th Avenue NE (Suite 132) Woodinville, WA 98072 (206) 669-5218 off (425) 489.4168 fax t@civilsiteplan.com A copy of the above area from the King County Assessor's Map and 2013 aerial photo are attached in support of the above calculations. 2. The variance is necessary because of special circumstances relating to the size, shape, topography, location or surrounding of the subject property in order to provide it with use rights and privileges permitted to other properties in the vicinity and in the zone in which the subject property is located; The City of Tukwila Ordinance 1819 became effective in 1997. This ordinance included: TMC 18.70.030 Preexisting legal lots of record, "Any lot not meeting current minimum development standards in its zone may continue to have uses that are permitted in its zone ". The City of Tukwila Ordinance 1971 created the "Basic Development Standard" in in the LDR zone effective September 22, 2001. These development standards have generally been unchanged since that time. The City of Tukwila Ordinance 2153 (effective March 2007) revised TMC 18.70.030 Preexisting Legal Lot, to TMC 18.70.030 Substandard Lots. The revised code generally allows: A) development of lots that are sub -standard in regards to minimum lot widths required in the zoning code; and B) "A lot ... which cannot meet the basic development standards (other than lot width) for the applicable zone and other applicable land use and environmental requirements, may be developed only if it is combined with adjacent lot(s) in a manner which allows the combined lots to be developed in a manner which does comply with the basic development standard for the applicable zone... " and C) This would not `prevent the owner of a sub -standard lot from applying for or receiving approval of variance pursuant to TMC Chapter 18.72." The adoption of Ordinance 2153 created a special circumstance relating to the area within the subject lots and the surrounding lots. When the two lot were originally created by recorded plat, they were legally created developable building lots until the City of Tukwila adopted a building moratorium and then adopted Ord. 2153 that required the area of the lots to be larger than the existing area to be a legal developable (building) lot. The lot adjoining the subject parcel is not available to combine with the subject property in this variance. The adjoining property owner cannot be forced to sell one of their lot. If the adjoining land owner were to sell one of his lots, the remaining lots would become non -conforming and non -buildable without benefit of a zoning code variance. The subject property includes two 3000 sq. ft. parcel that will be combined to one larger parcel that generally meets the intent of Ordinance 2153 with the exception that the lot size is 8% smaller than the specified minimum lot areas stated in Ordinance 1971. 3. The granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and in the zone in which the subject property is situated; Page 2 of 3 T.L.SCHRIEVER, PE, PLS, CESCL LAND DEVELOPMENT ENGINEERING 14525 - 148th Avenue NE (Suite 132) Woodinville, WA 98072 (206) 669-5218 off (425) 489.4168 fax t@civilsiteplan.com The granting of this variance will not cause any harm, injury, or interference with uses of adjacent and neighboring properties because the property will be developed in a manner similar to the neighboring properties. The property will be developed with one single family residence meeting all required codes for building, sanitation, domestic water, storm drainage and transportation. 4. The authorization of such variance will not adversely affect the implementation of the Comprehensive Land Use Policy Plan; The subject property is in the Allentown neighborhood where the City of Tukwila Comprehensive Land Use Policy Plan lists the land use as Low Density Residential. There are no inconsistencies between the request variance and the Comprehensive Land Use Plan's goals, objectives or policies. This variance will allow a single family residence to be constructed on an infill lot that will comply with all normal development standards with the exception of an 8% reduction in lot area. This property is located in a neighborhood where 78% of the existing single family residence are constructed on lots equal to or smaller than the subject property. The construction of the new residence will replace a vacant lot and improve the aesthetics and security in the neighborhood 5. The granting of such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by the owners of other properties in the same zone or vicinity. Without the variance, a single family residence for which the subject property is zoned would not be allowed by the City of Tukwila codes and rights of use of the property would not be the same as for other similarly zoned property. This may be considered as a "Taking" similar to court cases about such Takings in the United States. In addition to the fact that 78% of the existing residences in the neighborhood are built on the same or smaller lots, the City of Tukwila has approved two separate Lot Consolidations where each Lot Consolidation" combined two 3,000 sq. ft. lots into one 6,000 sq. ft. lot and a single family residence was constructed on each consolidated parcel. This zoning code variance will allow the same use of the property that was allowed with the two Lot Consolidations. A copy of the two recorded Lot Consolidations are submitted along with a photo/accessor records of the houses constructed on the sites. The Lot Consolidation LO7-038 has a vacant lot adjoining its north boundary. 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Ah i LOTS . 6a0 000380 20 Ica 5: „2„ 2(Ac#09 250� !�=-13-.Y9--`--+_ 1k % __ Atja� .'63 1hu 1 FD. 5! T1414 But aG 831,# 12 13 15 15 ,- ; 1:. ND, I(0T'a • 2l 2, 45. 1 -.1.39 1, . 1.111 l 7':i „7L o\ TU13LAL08-040 20090507900010 0j \ S 124TH ST s r' \ ..'13214#s-• 1 23 „,1 24 1 25 ' y4 117704 W 62 "9"# oho: ._.43 ,29.9 55 ,3".69, 2.1.d{Y9, The reformation included on this map has been compled by King County staff from a variety of sources and is subject to change eithout notice. King County makes no representations orwarrardies, express or implied, as to accuracy, completeness, thie Iness, or rghts to the use of such information. This document is not intended for use as a survey product. King County shall not be fable for any general,special, redirect, incidental, orconsequ ential damages including, but not limite d to , lost revenues or bst profits resulting from the use or misuse of the informatbn contained on this map. Any sale of this map or informationon this map is prohbited except by written permission of King County. Date: 1/14/2016 Notes: jKing County GIS CENTER Revisions Fiala MINN 1111111/ arl.I'[I W64 * If used for commerasl pupoces must be assembled veh lot to north UMW t. t r LDR S144St I— HDR LL H., At least 100' o1 the development parcels perimeter must front on Tukwila International Blvd Figure 18-9 Legend LDR Low Density Residential MDR Medium Density Residential HDR High Density Residential 0 Office MUO Moved Use Office RCC Regional Commercial Center NCC Neighborhood Commercial Center RC Regional Commercial RCM Regional Commercial Mixed Use TUC Tukwila Urban Center C/LI Commercial Light Industrial TVS Tukwila Valley South LI Light Industrial HI Heavy Industrial MIC/L Manufacturing Industrial Center/Light Industrial MIC/H Manufacturing Industrial Center/Heavy Industrial Overlays and Sub Areas Tukwila City Limits Potential Annexation Areas 6 nnn.- / Public Recreation Overlay TIB Urban Renewal overlay District Tukwila South Overlay District Shoreline Overlay (Approximately 200' each side of the river) Date File 0 Description Onl 0 1=9 L.960[3 Designde Co m eldd Revt.fation Mee. 1865 507A1 L9aoe Nitwits East Martine & Wombat land torn IACto1l R 8/1911p2 L01.075 Change Percek laded b.he.n S.139th St. 3 S.149Ih SL from LDR to Cu 1992 11fl804 L03078 LDR 5 CM to MCA d Totals International Md. d 34h Av/. S..nd S.12eh S. 2070 120107 LO&096 RCC to LDR et 14Q7 510 Ave. S. 2184 12103/07 L07-088 MICR to U between E. Marginal Way, S. Norfolk .nd Boeing Access Rd. 2185 10911309 M7R to HDR et 3421 S 144h S. 2254 \\t 1445 :111111 -IOim' 1 :Mien■ 9e•.i.+: �101I.C1 :1n4=f1 :nnnl iw17:6 1• _�roil- _'ICllelI. 14 l II EINI 11111hI l T 111 .:lN 1 h1= - ■Il1111■lillel'1 "Iu 11_' •1. ■ vs/ a e II I;rr l lI t';l III—III-.1.1_Ic:..kr -_ '':Elilflllie 61 ; 1111l11AL I.l41) 1U IIIIIII1111111 c. �nL printed 3/1712010 City of Tukwila Zoning Map CIS e 'kW"o 1'=1000' itRMNSENIIM E COP MWS.IItE COW MWStons mlpY4gro_pn•d This is a graphic representation of land use designations adopted by City Council 12/04/95 OF l ii klif I / s' . At Y �r?i1G i MIFFrAr ALA:2! CITY OF TUKWILA EXHIBIT Applicant Public _ ADMITTED Department ✓ DENIED FILE # Watanabe, Anne From: Sent: To: Subject: Dear Ms. Watanabe, Doak Homes INC <doakhomes@gmail.com> Wednesday, January 20, 2016 10:58 AM Watanabe, Anne; Laura Benjamin Variance Hearing L15-0054 L . , Community Development We purchased our two lots with the knowledge that the majority of other homes in the neighborhood were constructed on parcels of land with lot areas less than the minimum area specified in the current zoning code. We also knew that the City had recently approved new home construction on other lots with areas of 6,000 sq. ft. or less. This led us to believe that our two lots could simply be combined to create one building lot for a new home. We had no idea that the City would try to disallow a single family home on this property. Without the ability to place a new home on our lot, the property will have no reasonable use or value. Approval of the variance will allow us to use the property for a new home in a manner similar to other properties in the neighborhood. We don't believe that we are requesting any special privileges different from the other homes in the neighborhood. We just want to construct a new home on a lot that is similar to all the other homes in the neighborhood. Respectfully, Darryl & Estrella Doak Applicant Public _ Department — FILE # CITY OF TUKWILA EXHIBIT ADMITTED DENIED i Watanabe, Anne From: Laura Benjamin <Laura.Benjamin@TukwilaWA.gov> Sent: Friday, January 15, 2016 3:34 PM To: Watanabe, Anne; 'Doak Homes INC' Cc: Minnie Dhaliwal; AnnMarie Soto Subject: Additional Exhibits for Variance Hearing L15-0054 Cernmur:ty Deve,opnr;ert Madame Hearing Examiner & Mr. Doak — The City has received four Low Density Residential (LDR) zone lot size variance applications since the City's development codes were updated in 2005 (L06-062, L07-017, L07-043, L07-074). In all four requests for a lot size variance, the applicant had owned the property previous to the 2005 code update. The subject variance request (L15-0054) differs from previous variances in that the applicant purchased the property in 2015, ten years after the code update. The four variances can be accessed at https://cloud.tukwilawa.gov/data/public/b27a76.php The PDFs are too large to send via email. Please let me know if you are unable to access the PDFs from the provided link. Best, Laura Laura Benjamin Assistant Planner 'City of Tukwila 6300 Southcenter Boulevard, Suite 100 (Tukwila, WA 98188 206.433.71661Laura.Benjamin@TukwilaWa.gov Tukwila: The City of opportunity, the community of choice. CITY OF TUKWILA EXHIBIT Applicant Public ADMPITED Department ✓ DENIED FILE # /0 i meti \I G- I LP 0. T rave 'Ti2C,l,C11- Do LC l rie7t s Sv v 2 s. 2 Z Kd 4-20`4"1 g-`-t€\/1--6T St-tie4 I IM JC4142 (CV f 8 73ceC. . I: ; IV e Di ✓, L e Wit 60 7'Z -16\VNIA WO/6k) Ayinmo_ric, 5+o L a LAj corn I4 gOa1-7 C(Ai.,c..1c.c.0>f 3.41 Gt V vvi Lq City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director STAFF REPORT TO THE HEARING EXAMINER Prepared December 31, 2015 HEARING DATE: NOTIFICATION: FILE NUMBER: APPLICANT: OWNER: REQUEST: LOCATION: SEPA DETERMINATION: COMPREHENSIVE PLAN DESIGNATION: ZONE DESIGNATION: STAFF: January 15, 2016 On November 16, 2015, Notice of Application was mailed to all property owners and tenants within 500 feet of the subject property and was posted on the site. On December 18, 2015, Notice of Public Hearing was mailed to all property owners and tenants within 500 feet of the subject property and was posted on the site. Notice of Public Hearing was published in the Seattle Times and on the City of Tukwila website on December 31, 2015. L15-0054 Darryl Doak Darryl and Estrella Doak Zoning Code Variance to build one single-family home on a substandard lot in the Low Density Residential (LDR) Zone. The applicant proposes to combine two-3,000 square foot lots to create one-6,000 square foot lot which does not meet the 6,500 square foot lot size minimum for the LDR zone to construct one single-family home. Southeast corner of the intersection of South 122nd St and 49th Ave S. King County Parcel Numbers 0179001585, 0179001586. The property is located within a residential area of the City and is surrounded by single- family homes. Exempt Low Density Residential (LDR) Low Density Residential (LDR) Laura Benjamin, Assistant Planner ATTACHMENTS: A. Variance Application B. Applicant's response to variance criteria C. Plat Map provided by applicant D. Aerial Photo provided by applicant E. Survey Site Map provided by applicant I. FINDINGS A. BACKGROUND i) Subject property and surrounding land uses/development The subject property is legally described as Lots 1 and 2, Block 8 of the Allentown Addition to the City of Seattle. The Allentown plat was platted in 1896. The property is zoned Low Density Residential (LDR). The minimum lot size within the LDR zone is 6,500 square feet. King County records show that Lots 1-5, Block 8 of the Allentown Addition to the City of Seattle were owned by John James Jensen and Lisa Jensen, and Annette Jensen (Petrilli) dating back to 2005. Each lot is 3,000 square feet and all are vacant as of the date of this staff report. Lots 3-5 were sold to Qifang Chen in August 2014. Darryl and Estrella Doak purchased Lot 1 and 2 in January 2015. The site is currently undeveloped and is covered in vegetation. Surrounding land uses are residential. ii) Tukwila Municipal Code provisions for a substandard lot In 1937, the Washington State Legislature adopted the first subdivision regulations allowing cities and counties to regulate the division of land in their respective jurisdictions. Prior to 1937, the Washington Territory Legislature required that subdivisions be surveyed and recorded with the county where the plat was located. The City of Tukwila has hundreds of these pre-1937 lots. Individuals would often own multiple lots and use combined lots for single home sites. Homes were often constructed on lot lines, accessory buildings and septic tank drain -fields were constructed on neighboring lots, and adjacent lots were used as lawn area. Prior to 2005, the City's Zoning Code allowed construction of one home per preexisting lot of record regardless of lot size. The City adopted Ordinance 2097 in 2005 which modified the definition of lot and added a definition of a substandard lot. Ordinance 2153 was adopted in 2007 to further clarify development of substandard lots. Tukwila Municipal Code (TMC) 18.06.500 defines a lot as: A. "Lot" means a physically separate and distinct parcel of property which: 1. was created by plat, short plat, or binding site improvement plan; or Staff Report to the Hearing Examiner Doak Zoning Code Variance — L15-0054 Page 2 of 9 2. was bought or sold as a separately -owned parcel of property prior to the requirement that lots be created by plat, short plat, or binding site plan; or 3. was created by a transaction which was exempt from the requirement that lots be created by plat, short plat or binding site plan. B. "Lots" may be bought or sold as separate parcels of property, but the fact that a parcel of property is defined as a "lot" does not necessarily mean that it may be developed as a separate building site. In regards to substandard Tots, Tukwila Municipal Code (TMC) 18.70.030 notes: 1. A Lot, as defined in TMC 18.06.500, which does not meet the minimum standard for average lot width for the zone in which it is located, may still be developed as a separate lot if the proposed use is one which is permitted in the zone and the proposed development can comply with the remaining requirements of this title regarding basic development standards for the applicable zone and other applicable land use and environmental requirements. 2. A lot, as defined in TMC 18.06.500, which cannot meet the basic development standards (other than lot width) for the applicable zone and other applicable land use and environmental requirements, may be developed only if it is combined with adjacent lot(s) in a manner which allows the combined lots to be developed in a manner which does comply with the basic development standards for the applicable zone and other applicable land use and environmental requirements. In the event lots are combined in order to comply with the requirements of this subsection, a boundary line adjustment shall occur so that the combined lots are henceforth considered a single lot. 3. Nothing in this subsection shall be deemed to prevent the owner of a substandard lot from applying for or receiving approval of variances pursuant to TMC Ch. 18.72. The applicant Darryl Doak owns two-3,000 square foot Tots located at the southeast corner of the intersection of South 122nd Street and 49th Avenue South.. The property is zoned Low Density Residential. Because the property does not qualify for development utilizing the provisions in TMC 18.70.030.1 or .21, Mr. Doak applied for a zoning code variance to combine the two-3,000 square foot lots to create one-6,000 square foot lot and build one single-family home on the newly combined substandard lot which will not meet the basic development standard for lot area. iii) Applicable Development Standards and Land Use Regulations "Basic Development Standards" are found in all of the City's land use classifications such as the LDR zone. The following are the "Basic Development Standards" within the LDR zone as outlined in TMC 18.10.060: 1 As proposed by the applicant, the properties cannot be combined and developed in a manner whiich complies with the basic development standards for the applicable zone and other applicable land use and environmental requirements as outlined in TMC 18.70.030.1 or .2. Staff Report to the Hearing Examiner Doak Zoning Code Variance — L15-0054 Page 3 of 9 LDR BASIC DEVELOPMENT STANDARDS Lot area, minimum 6,500 sq. ft. Average lot width (min. 20 ft. street frontage width), minimum 50 feet Setbacks to yards (minimum): • Front 20 feet • Front, decks or porches 15 feet • Second front 10 feet • Sides 5 feet • Rear 10 feet Height, maximum 30 feet Off-street parking: • Residential See TMC Chapter 18.56, Off-street Parking & Loading Regulations • Accessory dwelling unit See 18.10.030 • Other uses See TMC Chapter 18.56, Off-street Parking & Loading Regulations The applicant proposes to construct one single-family home on the site, which does not meet the basic development standard for lot area. Pursuant to TMC 18.70.030(3), the applicant may apply for a variance. B. VARIANCE CRITERIA The proposed project must comply with criteria detailed in TMC 18.72.020, (1-5), concerning Variance requests. The applicant's response to variance criteria is attached to this staff report as Attachment (B). Staff makes the following findings under the City's variance criteria (TMC 18.72.020): Under TMC 18.72.020 the Hearing Examiner must find that all of the criteria are met in order to approve the variance. 1. The variance shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and in the zone in which the property on behalf of which the application was filed is located. The applicant is not asking for a use variance. Single-family homes that meet basic development regulations are a permitted use within the LDR zone. However, here the Staff Report to the Hearing Examiner Doak Zoning Code Variance — L15-0054 Page 4 of 9 proposed combined square footage of 6,000 square feet does not meet the LDR zone lot minimum of 6,500 square feet and thus a single-family home on the subject property would be inconsistent with other properties in the vicinity in that it does not meet basic development regulations for the LDR zone. The applicant states that "the majority of residences constructed in the neighborhood have been built on lots with areas of 6,000 sq. ft. or less." Many of these homes referenced by the applicant were constructed prior to the Allentown neighborhood being annexed to the City in the Fire District 1 Annexation in 1989 or under previous City of Tukwila Zoning Code. The applicant has not shown that his proposal is consistent with the limitations on other like properties in this zone. Granting this variance would constitute a special privilege as other property owners in Allentown are required to combine the lots to meet the minimum lot size requirements. There are other property owners in the vicinity that own four-3,000 square foot lots (12,000 square feet in total), but are not able to build two homes as they would not meet 6,500 square feet minimum lot size for each lot. The only lot size variances that have been approved in the vicinity are where the applicant had owned the property prior to the 2005 code update and the subject property was surrounded by developed parcels, making it infeasible for the lot to be combined with additional property to meet the 6,500 square foot lot minimum. 2. The variance is necessary because of special circumstances relating to the size, shape, topography, location or surrounding of the subject property in order to provide it with use rights and privileges permitted to other properties in the vicinity and in the zone in which the subject property is located. The applicant's property is located in an area of the City that was platted in 1896, prior to the adoption of any subdivision or zoning laws. The purpose of these early plats was to provide an easier method to convey property. The applicant states "this zoning variance comes as a result of the City of Tukwila changing their zoning code to prevent construction of single family residences on previously developed parcels in the LDR zone with a lot area of less than 6,500 sq. ft." City and King County records show that the subject parcels are currently vacant and the City does not have permit history for previous development on the subject property. A change to the City's zoning code is not considered a special circumstance as listed under the variance criteria. Prior to 2005 under the City's previous code provisions, property owners were permitted to have one home per existing lot regardless of the size of the lot. In 2005, the City adopted new regulations that allowed substandard lots to be combined and developed if the combined lots could then meet the minimum lot area requirements. See TMC 18.70.030.1-.2. The subject property, however, does not qualify for such a lot combination as the resulting lot would still be substandard. Staff Report to the Hearing Examiner Doak Zoning Code Variance — L15-0054 Page 5 of 9 The platting pattern in Allentown is a mix. After sanitary sewers were installed and prior to the adoption of Ordinance 2153, a number of houses were constructed on Tots that ranged from 2,500-5,000 sq. ft. in size. As a result, the pattern is a mix of homes on very small lots, and homes on larger lots that have not re -developed since the installation of sanitary sewers. This pattern can be observed on Attachment (D), the aerial photo of the area surrounding the subject site. The ownership pattern of the adjacent lots and the subject property per King County records show that Lots 1-5, Block 8 of the Allentown Addition were under common ownership by John James Jensen and Lisa Jensen, and Annette Jensen (PetriIli) dating back to 2005. Each lot is 3,000 square feet and all are vacant as of the date of this staff report. Lots 3-5 were sold to Qifang Chen in August 2014. Darryl and Estrella Doak purchased Lot 1 and 2 in January 2015, well after the City's substandard lot provisions and LDR basic development standards were adopted. The applicant did not do due diligence prior to purchasing the property. This lack of due diligence on the applicant's part does not meet the criteria that the variance is necessary because of special circumstances relating to the size, shape, topography, location or surrounding of the subject property. 3. The granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and in the zone in which the subject property is situated. The applicant has not provided adequate justification as to how the proposed development will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity. The applicant simply states "the granting of this variance will not cause any harm or injury, or interference with the uses of adjacent and neighboring properties because the property will be developed in a manner similar to the neighboring properties." This broad statement provides no justification or evidence, such as preliminary building plans, to show that the proposed single-family home meets the variance criteria. If a variance is granted, the proposed house will connect to sanitary sewer and water. At the time of building permit submittal, the applicant will have to demonstrate compliance with the King County Surface Water Design Manual. The applicant will also be required to pay traffic impact fees to offset traffic impacts associated with the new home. 4. The authorization of such variance will not adversely affect the implementation of the Comprehensive Land Use Policy Plan. The applicant states that "there are no inconsistencies between the variance and Comprehensive Land Use Plan's goals, objectives, or policies." Again, the applicant's response is a broad statement that provides no clear justification that the variance will not adversely affect the implementation of the Comprehensive Land Use Policy Plan. The applicant makes no Staff Report to the Hearing Examiner Doak Zoning Code Variance — L15-0054 Page 6 of 9 reference to specific goals, objectives or policies relating to the residential areas or to how the proposed single-family home meets and/or supports the Plan. The City's Comprehensive Plan designates the Allentown neighborhood as Low Density Residential. The following goals and policies are set in the City's Comprehensive Plan regarding the City's residential neighborhoods: Policy 7.1.1 Maintain a comprehensive land use map that supports the preservation and enhancement of single-family and stable multi family neighborhoods; eliminates incompatible land uses; and clearly establishes applicable development requirements through recognizable boundaries. The applicant has proposed to construct one single-family dwelling within an existing residential district, which is not an incompatible land use. Policy 7.5.3 Support single-family residential in fill housing that is in harmony with the existing neighborhood as a means of achieving adequate, affordable, and/or diverse housing. Development within the Allentown Neighborhood drastically increased after the City provided sanitary sewer to the area. The current housing in the area is a mix of older homes on properties that contain multiple lots and homes which were built under a previous code provision of one home on one lot. Some of these homes were located on lots that do not meet the City's minimum lot area. During the 2015 Comprehensive Plan update, many residents expressed strong support for the 6,500 square foot lot minimum in the LDR zones and were against lowering the lot size under any circumstance. Policy 7.5.5 Develop neighborhood -specific single-family regulations that encourage compatibility with the existing scale of residential structures in the neighborhood, provide an appropriate relationship of lot area, building scale, and building siting, and maintain a sense of community (e.g. mature trees, pedestrian scale, sensitive transition between public and private spaces). The applicant's variance request is to construct one single-family home on a substandard lot that does not meet basic development standards. If the applicant were granted a variance to build one single-family home on the substandard lot, the home must still comply with all development standards including setbacks, building coverage, parking standards, height, etc. 5. The granting of such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by the owners of other properties in the same zone or vicinity. The applicant states that "Without the variance, a single family residence for which the subject property is zoned would not be allowed by the City of Tukwila code and rights of use of the Staff Report to the Hearing Examiner Doak Zoning Code Variance — L15-0054 Page 7 of 9 property would not be the same as for other simillarly zoned property." Again, the applicant failed to provide any evidence or justification for this broad statement. As previously explained, adjacent property is undeveloped. The property owner could purchase additional contiguous land in order to meet the minimum lot size. II. CONCLUSIONS 1. The applicant has not shown that the proposal meets the criteria for approval of a variance. The applicant's response to the variance criteria (Attachment B) merely repeated the criteria found in TMC 18.72.020 without demonstrating how the request actually meets the variance criteria. There is little to no information provided as to why the variance is necessary due to a special circumstance, how the proposed development will affect the neighborhood, or why the request is consistent with the City's Comprehensive Land Use Policy Plan. The burden of showing satisfaction of variance criteria is upon the applicant. The record submitted by the applicant does not meet the variance criteria. 2. This variance request does not comply with variance criteria listed under TMC 18.72.020 (1). Granting this variance would constitute a grant of special privilege to the applicant. The variance would allow the property owner to enjoy a substantial property right enjoyed by owners of conforming parcels without meeting the same development standard and property cost, thus granting the applicant a special privilege. 3. This variance request does not comply with variance criteria listed under TMC 18.72.020 (2). There are no special circumstances relating to the size, shape, topography, location or surroundings of the subject property that warrant granting this variance. Instead the adjacent properties to the south of the subject property are vacant and present a possible means to increase the lot size to meet the LDR zone minimum lot size of 6,500 square feet. Granting the variance without attempting to increase the lot siize with a portion of the vacant Tots to the south would constitute a granting of special privilege as previous development has been required to meet the lot minimum by acquiring adjacent properties. The applicant has created the hardship that exists requiring the need to obtain a variance. The applicant purchased the property in 2015, ten years after the City updated the Zoning Code regulations pertaining to a substandard lot that does not meet minimum lot size of 6,500 square feet in the LDR zone. 4. Applicant has failed to demonstrate compliance with variance criteria listed under TMC 18.72.020 (3) and (4). The applicant has not submitted preliminary project plans for the proposed single-family home. The applicant has merely stated that future development of the lot will be consistent with the surrounding development. The applicant has not presented information to ensure future development will not detrimentally affect the public welfare of surrounding properties. The applicant has provided little to no information as to how the proposed development is consistent with the City's Comprehensive Land Use Policy Plan. Staff Report to the Hearing Examiner Doak Zoning Code Variance — L15-0054 Page 8 of 9 5. This variance request does not comply with variance criteria listed under TMC 18.72.020 (5). Other property owners in the same zone or vicinity have to comply with minimum lot requirements of 6,500 square feet and TMC 18.70.030 requirements of combining with adjacent lots to meet 6,500 square feet requirement. 6. The property as purchased was non -conforming to lot area, a basic development standard which was the applicant's responsibility to verify as part of due diligence at time of sale. 7. In order to develop the property as proposed by the applicant, the applicant must obtain a boundary line adjustment approval for lot consolidation and building permit approval in addition to the variance from LDR lot size requirements. III. RECOMMENDATION Staff recommends denial of the variance. Staff Report to the Hearing Examiner Doak Zoning Code Variance — L15-0054 Page 9 of 9 Attachment A CITY OF TUKWILA REcerven OCT 13 2015 Department of Community Developmen ERMirC NTH 6300 Southcenter Boulevard, Tukwila, WA 98188 Uk SHORELINE Telephone: (206) 431-3670 VARIANCE Planner: Application Complete Date: Application Incomplete Date: APPLICATION FOR STAFF USE ONLY Permits Plus T e: P_ VAR ZONING CODE File Number: I „ 13' 0 Os Project File Number: x%G -•• 6,Immi Other File Numbers: NAME OF PROJECT/DEVELOPMENT: Doak Residence BRIEF DESCRIPTION OF PROJECT: Allow BLA to combine two 3000 sf lots and construct SFR on 6000 sf lot. LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. Nearest intersection is S. 122nd Street and 49th Ave S. Legal Desc: Lots 1 and 2, Block 8, Allentown Addition to the City of Seattle LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 017900-1585, 017900-1586 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: Darryl Doak Address: 11812 26th Ave SW, Burien, WA 98146 Phone: (206) 372-2280 FAX: (206) 246-5991 E-mail: doakhomes@gmail.com Signature: Date: I\deptstoreeity CommonlrenjRevisions In ProgressZotung Code -Shoreline Variance App docx COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each department if you feel that certain items are not applicable to your project and should be waived. Application review will not begin until the application is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the Citembovisuire additional information as needed to establish consistency with development standards. env OF TI !inn" A City staff are available to answer questions about application materials at 206-431-3670 (Department of aYhimutitl 2015 Development) and 206-433-0179 (Department of Public Works). PtH Check items submitted with application N7 LP Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning APPLICATION MATERIALS: ,f✓ 1. Application Checklist (1 copy) indicating items submitted with application. �c ✓ 2. Completed Application Form and drawings (4 copies). �' ✓ 3. One set of all plans reduced to 8 1/2" x 11" or 11" x 17". ,, ✓ 4. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property >, ✓ 5. Application Fee: See Land Use Fee Schedule. The applicant is also responsible for the paying PUBLIC NOTICE MATERIALS: 6. Payment of notice board fee to FastSigns (see Land Use Fee Schedule) Tukwila OR provide a 4' x 4' public notice board on site within 14 days of the Department determining that a complete application has been received (see Public Notice Sien Specifications Handout). 7. Pay the fee as established by the Land Use Fee Schedule for generating mailing labels; OR provide an excel spreadsheet of mailing labels for all property owners and tenants (residents and businesses) within 500 feet of the subject property. Each unit in multiple family buildings e.g. apartments, condos, trailer parks —must be included. Once your project is assigned to a planner, you will be required to provide an electronic copy of the mailing label spreadsheet in the following format: Name, Street Address, City St Zip, with each of these fields as an individual column: Name Street Address City, St, Zip Mr. Smith 1234 Park Ave S Tukwila WA 98188 PLEASE NOTE: Regardless of whether you pay the City to generate the mailing labels or you provide them, there is an additional fee for postage and material as listed under Public Notice Mailing Fee on the Land Use Fee Schedule. Payment of this fee is due prior to issuance of the decision and you will 8. If providing own labels, include King County Assessor's map(s) which shows the location of each property within 500 ft. of the subject lot. vldeptstoretCity Common'TedVtevisions In Progress1Zoning Code -Shoreline Variance App docx Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning PROJECT DESCRIPTION AND ANALYSIS: ✓ 9. A written discussion of project consistency with the review criteria found on pages 6-8 of this Application. This is your opportunity to present the merits of your request. ;t 10. Any additional drawings or information needed to explain or support the variance request. Maximum size of any drawing is 24" x 36". SITE PLAN: .. ✓ l 1. (a) The site plan must include a graphic scale, north arrow and project name. Maximum size 24" x 36". ' ✓ (b) Existing and proposed building footprints. (c) Vicinity Map with site location; does not have to be to scale. :` ✓ (d) Highlight the change being requested through the variance. .' ✓ (e) Parking lots, landscape areas and other site improvements. ;' ✓ (f) Fences, rockeries and retaining walls with called out colors, height and materials. ' ✓ (g) For a shoreline variance, identify the location of the ordinary high water mark, the 200 foot shoreline jurisdiction, and the location of the applicable shoreline buffer (Residential, Urban Conservancy or High Intensity). deptstore City Common TerilRevisions In Progress\Zoning Code -Shoreline Variance App.docx Attachment B CRITERIA FOR ZONING CODE VARIANCE (TMC 18.72.020) The following statements (shown in italic) are submitted to the City of Tukwila in support of the Doak Residence Zoning Code Variance to allow construction of one single family residence on a 6000 sq. ft. lot in the LDR zone. 1. The variance shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and in the zone in which the property on behalf of which the application was filed is located; This zoning variance comes as a result of the City of Tukwila changing their zoning code to prevent construction of single family residences on previously developed parcels in the LDR zone with a lot area of less than 6,500 sq. ft. The granting of this variance will allow construction of a single family residence on a 6,000 sq. ft. As shown on the attached King County Assessor's map and 2013 King County aerial photo, the majority of the residences constructed in the neighborhood have been built 017 lots with areas of 6, 000 sq. ft. or less. 2. The variance is necessary because of special circumstances relating to the size, shape, topography, location or surrounding of the subject property in order to provide it with use rights and privileges permitted to other properties in the vicinity and in the zone in which the subject property is located; This zoning variance comes as a result of the City of Tukwila changing their zoning code to prevent construction of single family residences on previously developed parcels in the LDR zone with a lot area of less than 6,500 sq. ft. The subject property includes two 3000 sq. ft. parcel that will be combined to one 6000 sq. ft. parcel which is still prevented from allowing construction of a single family residence similar to the uses and lot sizes on other properties in the neighborhood. 3. The granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and in the zone in which the subject property is situated; The granting of this variance will not cause any harm, injury, or interference with uses of adjacent and neighboring properties because the property will be developed in a manner similar to the neighboring properties. 4. The authorization of such variance will not adversely affect the implementation of the Comprehensive Land Use Policy Plan; The subject property is in the Allentown neighborhood where the City of Tukwila Comprehensive Land Use Policy Plan lists the land use as Low Density Residential. There are no inconsistencies between the request variance and the Comprehensive Land Use Plan 's goals, objectives or policies. 5. The granting of such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by the owners of other properties in the same zone or vicinity. Without the variance, a single family residence for which the subject property is zoned would not be allowed by the City of Tukwila code and rights of use of the property would not be the same as for other similarly zoned property. 9.,2 33 213.02 940003 '` 32 1485 24a.22 31 282.62 31 30 'I4 3ui424 984003 144 22 1475 145. 25 1 26 992005 40_ __46__ 1460 27 .1.28 000011 ;'201354 0915 • ,'07394 \ \ \, 496005 45.,0 0950 10371x EilinirTIETTL JOHNS 1 4,4x 44 3 25 1251 u___64664' .__25 25 43 1330 901115 600011 1140 60000 1155 9 ___ 60004 1170 6000i 1185 60000 1195 000 200 600 39 1710 ' 36 3129 my 27 40000 '•s ,01250 7, 25 '26� 1390 10� 39142500xs 23,24 � 36 1380 33 ' coo'69I; 32 1500 31 30 1490 1 600003 281485 25 :26 M � 54004 wyuwu� SEOOM i e ;Fcl 700tlM 5 }290 25 25 71.1L07-038 -` .---20080104001183 23724 {0oox 1230 14; 15 30/504 11. 24 25 494.044 43 1, 44 ws 183291n96 3 ' 3 1587000x 30000 1588 • 8 1600 • 9 4,1400 10 • 11 b0Q:6j 1660 • 0500xs a1 -244, 32 15 16 8000xs 7 1635 38 0 ------ s;{n------- . 60000s 37 1749i 23 24 -75-. —23- . 25,. 0 7 317p 28 17159 169526 1651003 __25.1..25: 25 i 25 Attachment C 9y r 6557420s "r 0370 0 A9 000380 .• 7 22 249_._s 1 9 144404s i 165021 F 2p0 a„ S5 25a5xs 9 g 44 e6at' • ,�^ '68 9u y ry ai 3696* 3079xt a679il1 so892 .L663 ; �864 7U8LAL08-040 20090507900010 i S 124TH ST------------ S 12STH Sr 554 \ 40 2745 2750 3200 &69 - 6n - __---� 43 'L2153---" a� 2600ps ,2n 50160 Wm 1�\. 0110""1"419 7. ;,, 193oo \ 21202bx5 1 - 2 23 24 yl 25 50400 'Os w 25000 .4 175 1990 7 685 9515000s 9062 10C 90R 0003 1420 3214 20 0 1 7 41 203d 500005L0.r 74 2b85j" 3 10 12581 2305 King County iMap AI l,i(.Intin III I) i King County ( IS CENT It City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: tukplan(D,tukwila.wa.us BOUNDARY LINE ADJUSTMENT NUMBER L15- NE 1/4, SE 1/4 OF SECTION 10, T23N, R4E, WM LAND SURVEYOR'S CERTIFICATE I, TIMOTHY L. SCHRIEVER registered as a land surveyor by the state of Washington, certify that this plat is based on an actual survey of the land described herein, conducted by me or under supervision; that the distances, courses and angles are shown thereon correctly; and that monuments other than those monuments approved for setting at a later date, have been set and lot comers staked on the ground as depicted on the plat. T. SCHRIEVER, PLS# 22594 DATE TUKWILA SHORT SUBDIVISION COMMITTEE APPROVAL Reviewed and approved by the Short Subdivision committee and hereby certified for filing this day of 2015. Chair, Short Subdivision Committee COUNTY ASSESSOR'S CERTIFICATE Examined and approved by the Department Assessments this day of , 2015. KING COUNTY ASSESSOR DEPUTY KING COUNTY ASSESSOR COUNTY TREASURER'S CERTIFICATE I certify that all property taxes are paid and that a deposit has been made in sufficient amount to pay the taxes for the following year; that there are no delinquent special assessments certified to this office for collection; and that all special assessments on any of the property herein dedicated as streets, alleys„ or for other public use are paid in full. This day of 2015. KING COUNTY TREASURER DEPUTY KING COUNTY TREASURER RECORDING NO. LEGAL DESCRIPTIONS BEFORE BOUNDARY ADJUSTMENT LOT 1, BLOCK 8, ALLENTOWN ADDITION THEREOF RECORDED IN VOLUME 12 OF WASHINGTON. TAX PARCEL NO. 0179001585 LOT 2. BLOCK 8, ALLENTOWN ADDITION THEREOF RECORDED IN VOLUME 12 OF WASHINGTON. TAX PARCEL NO. 0179001586 TO THE CITY OF SEATTLE. ACCORDING TO THE PLAT PLATS, PAGE 100, RECORDS OF KING COUNTY, TO THE CITY OF SEATTLE. ACCORDING TO THE PLAT PLATS, PAGE 100, RECORDS OF KING COUNTY. SITE ADDRESS: 121_ 49TH AVENUE 5. LEGAL DESCRIPTION AFTER BOUNDARY ADJUSTMENT PARCEL A: LOT 1 AND LOT 2. BLOCK 8, ALLENTOWN ADDITION TO THE CITY OF SEATTLE. ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 100, RECORDS OF KING COUNTY, WASHINGTON. GROWTH MANAGEMENT INFORMATION TOTAL LOTS PRIOR TO BOUNDARY LINE ADJUSTMENT EQUALS TWO. TOTAL LOTS AFTER BOUNDARY LINE ADJJSTMENT EQUALS ONE. TOTAL AREA WITHIN THE BOUNDARY UNC ADJUSTMENT IS 5992 SQ. FT. (0.14 AC.) OVERALL LOT DENSITY: 7 DWELLING UNITS PER ACRE. MINIMUM LOT SIZE: 5992 SQ. FT. RESTRICTION AND CONDITIONS: 1. ALL UTILITIES, INCLUDING BUT NOT LIMITED TO, POWER, TELEPHONE AND CABLE SHALL BE PLACED UNDERGROUND PER CITY OF TUKWILA ORDINANCE. DECLARATION Know all men by these presents that we, the undersigned, owner(s) in fee simple of the land herein described do hereby make a Boundary Line Adjustment thereof. The undersigned further declares this Boundary Line Adjustment to be the graphic representation of said Boundary Line Adjustment and the same is made with the free consent and in accordance with the desire of the owner(s). In witness whereof we have set our hand(s) and seal(s). DARRYL E. DOAK, SR. ESTRELLA M. DOAK STATE OF WASHINGTON COUNTY OF KING I certify that I know or have satisfactory evidence that Darryl E. Doak, SR and Estrella M. Doak are the persons who appeared before me, and said person acknowledged that they executed the forgoing instrument, and acknowledged that they signed the same as their voluntary act and deed for the uses and purposes mentioned therein. Given under my hand and official seal this —_ day of _ , 2015. Notary Public in and for the State of Washington, residing at Appointment expires. E VICIN TY MAP NTS pis .OoSq PORTION OF NE 1/4, SE 1/4, SECTION 10, T23N, R4E, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON RECORDING CERTIFICATE Filed for record at the request of the City of Tukwila this day of 2015 at Minutes past M, and recorded in Volume of on page , Records of King County, Washington. Director, King County Deputy Director, King County Department of Records and Elections Department of Records and Elections LAND SURVEYOR'S CERTIFICATE This map correctly represents a survey made by me or under my direction in conformance with the requirements of the appropriate State and County Statute and Ordinance and WAC-130-332-090 In July 2015. Certificate No. 22594 ENGINEERING 250 4TH AVE. S., SUITE 200 EDMONDS, WASHINGTON 98020 PHONE (425) 778-8500 FAX (425) 778-5536 BOUNDARY LINE ADJUSTMENT NO. L15— DARRYL DOAK, SR. AND ESTRELLA M. DOAK 11812-26TH AVE. S.W. Burien, WA 98146 DATE JOB NO. SHEET 10/6/2015 I 15032.20 1 OF 2 OCT 18 a1.5 City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone (206) 431-3670 FAX (206) 431-3665 E-mail: tukplan@tukwila.wa.us BOUNDARY LINE ADJUSTMENT NUMBER L15- NE 1/4, SE 1/4 OF SECTION 10, T23N, R4E, WM BUILDING SETBACK LEGEND (MINIMUM SETBACKS TO PROPERTY UNES) A' \ A FRONT YARD SETBACK = 20' MIN. SECOND FRONT YARD = 10' MIN. SIDE YARD SETBACK = 5' MIN. REAR YARD SETBACK = 10' MIN. LOT WIDTH & AREA (LOT WIDTHS AT FRONT BUILDING SET BACK LINE) PARCEL LOT WIDTH LOT AREA A 59.92' 5992 SQ. FT. SURVEY LEGEND (PLAT) ALLENTOWN INTERURBAN TRACTS (UNRECORDED) (MEAS) CALCULATED BEARING AND OR DISTANCE (REC. NO. 8110199003 VOL. 29 P. 137) LEGEND p SET 1/2" X 24" IRON ROD WITH YELLOW CAP STAMPED "22594" FOUND CONCRETE MONUMENT IN CASE BUILDING SETBACK LINE BASIS OF BEARINGS: PLAT OF ALLENTOWN TO THE CITY OF SEATTLE. PLAT VOL. 12, P100 H w o N IN 14 of V.z OUND CONCRETE MON. IN CASE 58917'24'E 750 00' NOTES: 1. THE TOTAL PARCEL AREA IS 5992 SQ. FT. 2. THERE ARE NO EXISTING STRUCTURES ON THE SITE. 3. INSTRUMENTATION FOR THIS SURVEY WAS A 5 SECOND TOTAL STATION. 4. PROCEEDURES USED WERE STANDARD FIELD TRAVERSE. 5. PRECISION FOR THIS SURVEY EXCEEDS THE STANDARDS SET BY WAC 332-130-090. 6. THE LAND SHOWN ON THIS SURVEY MAY BE SUBJECT TO EASEMENTS, COVENANTS OR RESTRICTION OF RECORD NOT SHOWN HEREON. 7. ALL MONUMENT WERE VISITED IN 2008. ei(e—FOUND CONCRETE MON. IN CASE 0.25' SOUTH OF CENTERLINE S89'17'24'E — 49.82' — - 25' V 1 S. 124TH STREET w � v J In 0 20 10 GRAPHIC SCALE 20 40 so ( IN FEET ) T inch = 20 ft S. 122ND STREET 25' S8917'24"E 205.88' N N') n n 0 N J S89'17'24'E 100.00' LOT A " I 58917'24"E S8917'24'E 100.00' LOT 1111E TO BE REL1OVED NG SETBACK LINE \ / 100.00' 01 ai 0) 10 fV 8 N 58917'24-E 100.00' S8917'24-E 206.15 _ OUND CONCRETE MON. IN CASE S00'42'36"W 58917'24-E 43.85 -\ N PORTION OF NE 1/4, SE 1/4, SECTION 10, T23N, R4E, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON LAND SURVEYOR'S CERTIFICATE This map correctly represents a survey made by me or under my direction in conformance with the requirements of the appropriate State and County Statute and Ordinance and WAC-130-332-090 In July 2015. Certificate No. 22594 ENGINEERING 250 4TH AVE. S., SUITE 200 EDMONDS, WASHINGTON 98020 PHONE (425) 778-8500 FAX (425) 778-5536 BOUNDARY LINE ADJUSTMENT NO. L15— DARRYL DOAK, SR. AND ESTRELLA M. DOAK 11812-26TH AVE. S.W. Burien, WA 98146 DATE 10/06/2015 JOB NO. 15032.20 SHEET 2 OF 2 / \ eiti o f J u;F,'u & Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: , Notice of Application Notice of Decision yNotice of Public Hearing Notice of Public Meeting Determination of Non- Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Shoreline Mgmt Permit Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this _18_ day of December 2015 Project Name: Doak Residence - Lot Size Variance Project Number: PL15-0046 Associated File Number (s): L15-0054 Mailing requested by: Laura Benjamin Mailer's signature: X �eeekid W:\USERS\ TERI\TEMPLATES-FORMS\AFFIDAVIT OF DISTRIBUTION.DOC l 1 _ / City of Tukwila Notice Of Public Hearing Doak Residence Zoning Code Variance ti S 122nd St tOR LOR January 15, 2016: A public hearing will be held on January 15th at 10:00 a.m. in DCD Conference Room 2, 6300 Southcenter Blvd, Suite 100. File Number: L15-0054 Location: 12202 49th Avenue S, Parcel #s 0179001585, -1586 Applicant: Darryl Doak Property Owner: Darryl Sr & Estrella Doak Project Planner: Laura Benjamin, 206-433-7166 Project Description: Zoning code variance to develop one single-family home on a substandard 6,000 square foot lot that does not meet the Low Density Residential (LDR) lot minimum of 6,500 square feet. Your written comments on the project are requested and can be delivered to DCD, 6300 Southcenter Blvd, Ste 100, Tukwila WA 98188. Comments must be received by 5:00p.m. on December 31, 2015. You may request a copy of any decision, comment on the project, and learn your appeal rights by calling the project planner listed above, or by visiting our offices Monday through Friday,8:00am to 5:00 pm at DCD 6300 Southcenter Blvd, Ste 100. City of Tukwila Notice Of Public Hearing Doak Residence Zoning Code Variance S 122nd St LOR Lou IN January 15, 2016: A public hearing will be held on January 15th at 10:00 a.m. in DCD Conference Room 2, 6300 Southcenter Blvd, Suite 100. File Number: L15-0054 Location: 12202 49th Avenue S, Parcel #s 0179001585, -1586 Applicant: Darryl Doak Property Owner: Darryl Sr & Estrella Doak Project Planner: Laura Benjamin, 206-433-7166 Project Description: Zoning code variance to develop one single-family home on a substandard 6,000 square foot lot that does not meet the Low Density Residential (LDR) lot minimum of 6,500 square feet. Your written comments on the project are requested and can be delivered to DCD, 6300 Southcenter Blvd, Ste 100, Tukwila WA 98188. Comments must be received by 5:00p.m. on December 31, 2015. You may request a copy of any decision, comment on the project, and learn your appeal rights by calling the project planner listed above, or by visiting our offices Monday through Friday,8:00am to 5:00 pm at DCD 6300 Southcenter Blvd, Ste 100. City of Tukwila 6200 Southcenter Boulevard • Tukwila, Washington 98188 Jim Haggerton, Mayor You are receiving this notice because you are a property owner or tenant within 500ft of this project City of Tukwila 6200 Southcenter Boulevard • Tukwila, Washington 98188 Jim Haggerton, Mayor You are receiving this notice because you are a property owner or tenant within 500ft of this project NAME Diane L McCleave Michael Thompson Deborah De Montalvo Quynh Chi Tran Rosario Garcia Aguilar Emanuel & Roshni D Singh Ruby & Hammond Matt Wellbrock Amy N Duong James K L & Sau Lee Emmanuel C & Caroline C Ong Croswell S Harris Sandra S Barton Terrance & Teresita Fagan Thomas! & Martha Loftus Keith R & Zeiger How Stafford Taylor R Christenson Duc H & Van N Tran Randy G & Candace A Tinsley Hiros & Raquel Bautista Loan Hong Pham Juan & Quach Julie Ngo Nguyen M Tran Frederick & Sharon L Eastland Lisa Stahler Mal & Ni Fa Sala Nancy M & Pham Tien D Nguyen Liem Phan Chris Dolejska Laurie Jenkins Kenneth E Brown Steve Gauthun Anselmo Reyes Preciado Tu Dinh Vu Darryl Sr & Estrella Doak Qifang Chen Xiaoming & Haiyan Tu Liang Jim Blackburn Gauthun Family Irrevocable Isidro B & Olivia Bendico Doris 1 Davis Jian Xiong & Ming Feng Zh Xue Patrick A Tongue Brian D Doll Belinda Morrison Elizabeth F & Eilee Del Donno Mena Mai Nguyen ADDRESS 4705 S 122ND ST 12210 47TH AVE 5 12216 47TH AVE 5 12222 47TH AVE S 12226 47TH AVE S 12228 47TH AVE S 12243 48TH AVE S 12241 48TH AVE S 2222 76TH AVE SE 12233 48TH AVE S 10529 SE 213TH ST 12223 48TH AVE S 12215 48TH AVE S 4918 S 122ND ST 2609 S JACKSON ST 12212 48TH AVE S 12218 48TH AVE S 12224 48TH AVE S 12228 48TH AVE S 12230 48TH AVE S 14310 4TH AVE SW 12236 48TH AVE S 12242 48TH AVE S 12250 48TH AVE S 12254 48TH AVE S 8823 139TH AVE SE 3620 S 271ST ST 12241 49TH AVE S 12235 49TH AVE S 12231 49TH AVE S 12211 49TH AVE S 12219 49TH AVE S 12201 49TH AVE S 11812 26TH AVE SW 1061 RENTON AVE 5 21334 SE 3RD ST 18815 SE 308TH ST 12211 49TH AVE S 12236 49TH AVE S PO BOX 69761 2827 S RAYMOND ST 4916 S 124TH ST 12244 50TH AVE S 12225 50TH AVE 5 12219 50TH AVE 5 12223 50TH AVE 5 CITY TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA MERCER ISLAND TUKWILA KENT TUKWILA TUKWILA TUKWILA SEATTLE TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA SEATTLE TUKWILA TUKWILA TUKWILA TUKWILA N E W CASTLE KENT TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA BURIEN SEATTLE SAMMAMISH KENT TUKWILA TUKWILA SEATTLE SEATTLE TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA STATE ZIP 98178 98178 98178 98178 98178 98178 98178 98172 98040 98178 98031 98178 98178 98178 98144 98178 98178 98178 98178 98178 98166 98188 98178 98178 98178 98059 98032 98178 98178 98178 98178 98178 98178 98146 98178 98074 98042 98178 98178 98168 98108 98178 98178 98178 98178 98178 Chalene Rau Thuy T Phan Tung & Tran Cindy L Pham Scott J Forsberg Brian J & Gabriela Patterson Charles Thomas Vet & Chanthy Vorn Nget Randal D Lance Doak Homes Inc Thanh-Thuy Thi Tran Universal Property Holdings John P & Jean Y Chen Wang BNSF Railway Company Sharon L Stanley Kathleen M Olson Malara Properties LLC Thuan Kim Thi Nguyen Tam Cao Huynh Gary C Rice William E Wollaston Marc Recie Lewis Matevos & Seda Matevosov TUKWILACOMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILACOMMUNITY MEMBER TUKWILACOMMUNITY MEMBER TUKWILACOMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILACOMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILACOMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER 5107 DELAWARE AVE 12209 50TH AVE S 12211 50TH AVE S 36329 SE 56TH ST 12233 51ST AVE S 12243 51ST PL S 12253 51ST PL S 12257 51ST PL S 11812 26TH AVE SW 5002 S 122ND LN PO BOX 66950 220141STAVE NE PO BOX 961089 12072 44TH PL S 4904 S 122ND ST 916 WOODMONT DR 5 4702 S 122ND ST 4708 5 122ND ST 4716 S 122ND ST 4724 S 122ND ST 4730 5 122ND ST 1209144TH PL S 12240 51ST PL S 4816 S 124TH ST 12256 49TH AVE 5 12251 49TH AVE 5 12250 49TH AVE S 12257 51ST PL S 12245 49TH AVE S 12244 SOTH AVE 5 12244 49TH AVE S 12236 48TH AVE S 12235 48TH AVE 5 12240 51ST PL S 12228 49TH AVE S 12234 51ST PL S 12228 48TH AVE S 12231 48TH AVE S 1222449TH AVE S 12227 48TH AVE S 12218 49TH AVE S 12216 47TH AVE S 12218 51ST PL S 12207 50TH AVE 5 12208 48TH AVE S 12201 49TH AVE 5 4705 S 122ND ST EVERETT WA TUKWILA WA TUKWILA WA FALL CITY WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA BURIEN WA TUKWILA WA SEATTLE WA BELLEVUE WA FORT WORTH TX TUKWILA WA TUKWILA WA DES MOINES WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA 98203 98178 98178 98024 98178 98178 98178 98178 98146 98178 98166 98007 76161 98178 98178 98198 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER Office of Hearling Examiner - City of Seattle Century Link Waste Management Tukwila School District Seattle City Light - Environmental & Safety Divisior King County Assesor's Office - Accounting Division Foster Library 12203 48TH AVE 5 4818 5 122ND ST 12092 44TH PL S 12084 44TH PL S 12065 44TH PL S 12234 48TH AVE S PO Box 94729 23315 66th Avenue S 720 4th Avenue S, Ste 400 4640 S 144th Street PO Box 34023 500 4th Avenue, Rm 709A 4060 S 144th Street TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA SEATTLE KENT KIRKLAND TUKWILA SEATTLE SEATTLE TUKWILA WA WA WA WA WA WA WA WA WA WA WA WA WA 98178 98178 98178 98178 98178 98178 98104 98032 98033 98168 98124 98104 98168 t • Jul ., `/ Ohlrr r Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Laura Benjamin, HEREBY DECLARE THAT: X Notice of Application Notice of Decision Notice of Public Hearing Notice of Public Meeting Mitigated Determination of Non - Significance Determination of Non- Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was mailed to each of the addresses listed/attached on this 16th day of November, 2015 Project Name: Doak Residence Zoning Code Variance Project Number: L15-0054 Associated File Number (s): PL15-0054 Mailing requested b : La Benjamin etv - Mailer's signature: V W:\USERS\LAURA\AFFIDAVIT OF DISTRIBUTION.DOC / / f1 / City of Tukwila Notice Of Application Doak Residence Zoning Code Variance S 122nd St LDR LDR Location: 12202 49th Avenue S, Parcel #s 0179001585, -1586 File Number: L15-0054 Applicant: Darryl Doak Property Owner: Darryl Sr & Estrella Doak Project Planner: Laura Benjamin, 206-433-7166 Project Description: Zoning code variance to develop one single-family home on a substandard 6,000 square foot lot that does not meet the Low Density Residential (LDR) lot minimum of 6,500 square feet. Your written comments on the project are requested and can be delivered to DCD, 6300 Southcenter Blvd, Ste 100, Tukwila WA 98188. Comments must be received by 5:00p.m. on November 30, 2015. You may request a copy of any decision, comment on the project, and learn your appeal rights by calling project planner listed above or by visiting our offices Monday through Friday, 8:00am to 5:00 pm at DCD 6300 Southcenter Blvd, Ste 100. City of Tukwila Notice Of Application Doak Residence Zoning Code Variance S 122nd St LDR I ¢' LDR ✓r ly Q `r f. N Location: 12202 49th Avenue S, Parcel #s 0179001585, -1586 File Number: L15-0054 Applicant: Darryl Doak Property Owner: Darryl Sr & Estrella Doak Project Planner: Laura Benjamin, 206-433-7166 Project Description: Zoning code variance to develop one single-family home on a substandard 6,000 square foot lot that does not meet the Low Density Residential (LDR) lot minimum of 6,500 square feet. Your written comments on the project are requested and can be delivered to DCD, 6300 Southcenter Blvd, Ste 100, Tukwila WA 98188. Comments must be received by 5:00p.m. on November 30, 2015. You may request a copy of any decision, comment on the project, and leam your appeal rights by calling project planner listed above or by visiting our offices Monday through Friday, 8:00am to 5:00 pm at DCD 6300 Southcenter Blvd, Ste 100. City of Tukwila 6200 Southcenter Boulevard • Tukwila, Washington 98188 Jim Haggerton, Mayor You are receiving this notice because you are a property owner or tenant within 500ft of this project City of Tukwila 6200 Southcenter Boulevard • Tukwila, Washington 98188 Jim Haggerton, Mayor You are receiving this notice because you are a property owner or tenant within 500ft of this project NAME Diane L McCleave Michael Thompson Deborah De Montalvo Quynh Chi Tran Rosario Garcia Aguilar Emanuel & Roshni D Singh Ruby & Hammond Matt Wellbrock Amy N Duong James K L & Sau Lee Emmanuel C & Caroline C Ong Croswell S Harris Sandra 5 Barton Terrance & Teresita Fagan Thomas 1 & Martha Loftus Keith R & Zeiger How Stafford Taylor R Christenson Duc H & Van N Tran Randy G & Candace A Tinsley Hiros & Raquel Bautista Loan Hong Pham Juan & Quach Julie Ngo Nguyen M Tran Frederick & Sharon L Eastland Lisa Stahler Mal & Ni Fa Sala Nancy M & Pham Tien D Nguyen Liem Phan Chris Dolejska Laurie Jenkins Kenneth E Brown Steve Gauthun Anselmo Reyes Preciado Tu Dinh Vu Darryl Sr & Estrella Doak Qifang Chen Xiaoming & Haiyan Tu Liang Jim Blackburn Gauthun Family Irrevocable Isidro B & Olivia Bendico Doris J Davis Jian Xiong & Ming Feng Zh Xue Patrick A Tongue Brian D Doll Belinda Morrison Elizabeth F & Eilee Del Donno Mena Mai Nguyen ADDRESS 4705 S 122ND ST 12210 47TH AVE S 12216 47TH AVE S 12222 47TH AVE S 12226 47TH AVE 5 12228 47TH AVE S 12243 48TH AVE S 12241 48TH AVE S 2222 76TH AVE SE 12233 48TH AVE 5 10529 SE 213TH ST 12223 48TH AVE 5 12215 48TH AVE S 4918 S 122ND ST 2609 S JACKSON ST 12212 48TH AVE S 12218 48TH AVE S 12224 48TH AVE S 12228 48TH AVE 5 12230 48TH AVE S 14310 4TH AVE SW 12236 48TH AVE 5 12242 48TH AVE 5 12250 48TH AVE S 12254 48TH AVE S 8823 139TH AVE SE 3620 5 2715T ST 12241 49TH AVE S 12235 49TH AVE S 12231 49TH AVE S 12211 49TH AVE S 12219 49TH AVE S 12201 49TH AVE S 11812 26TH AVE SW 1061 RENTON AVE S 21334 SE 3RD ST 18815 SE 308TH ST 12211 49TH AVE 5 12236 49TH AVE S PO BOX 69761 2827 S RAYMOND ST 4916 S 124TH ST 12244 50TH AVE S 12225 50TH AVE S 12219 50TH AVE S 12223 50TH AVE S CITY TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA MERCER ISLAND TUKWILA KENT TUKWILA TUKWILA TUKWILA SEATTLE TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA SEATTLE TUKWILA TUKWILA TUKWILA TUKWILA N E W CASTLE KENT TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA BURIEN SEATTLE SAMMAMISH KENT TUKWILA TUKWILA SEATTLE SEATTLE TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA STATE ZIP 98178 98178 98178 98178 98178 98178 98178 98172 98040 98178 98031 98178 98178 98178 98144 98178 98178 98178 98178 98178 98166 98188 98178 98178 98178 98059 98032 98178 98178 98178 98178 98178 98178 98146 98178 98074 98042 98178 98178 98168 98108 98178 98178 98178 98178 98178 Chalene Rau 5107 DELAWARE AVE EVERETT WA 98203 Thuy T Phan 12209 50TH AVE S TUKWILA WA 98178 Tung & Tran Cindy L Pham 12211 50TH AVE S TUKWILA WA 98178 Scott J Forsberg 36329 SE S6TH ST FALL CITY WA 98024 Brian 1 & Gabriela Patterson 12233 51ST AVE 5 TUKWILA WA 98178 Charles Thomas 12243 51ST PL S TUKWILA WA 98178 Vet & Chanthy Vorn Nget 12253 51ST PL S TUKWILA WA 98178 Randal D Lance 12257 51ST PL S TUKWILA WA 98178 Doak Homes Inc 11812 26TH AVE SW BURIEN WA 98146 Thanh-Thuy Thi Tran 5002 S 122ND LN TUKWILA WA 98178 Universal Property Holdings PO BOX 66950 SFATT!.F WA 92166 John P & Jean Y Chen Wang 220 141ST AVE NE BELLEVUE WA 98007 BNSF Railway Company PO BOX 961089 FORT WORTH TX 76161 Sharon L Stanley 12072 44TH PL 5 TUKWILA WA 98178 Kathleen M Olson 4904 S 122ND ST TUKWILA WA 98178 Malara Properties LLC 916 WOODMONT DR S DES MOINES WA 98198 Thuan Kim Thi Nguyen 4702 S 122ND ST TUKWILA WA 98178 Tam Cao Huynh 4708 5 122ND ST TUKWILA WA 98178 Gary C Rice 4716 S 122ND ST TUKWILA WA 98178 William E Wollaston 4724 S 122ND ST TUKWILA WA 98178 Marc Recie Lewis 4730 S 122ND ST TUKWILA WA 98178 Matevos & Seda Matevosov 12091 44TH PL S TUKWILA WA 98178 Current Resident 12240 51ST PL S TUKWILA WA 98178 Current Resident 4816 S 124TH ST TUKWILA WA 98178 Current Resident 12256 49TH AVE 5 TUKWILA WA 98178 Current Resident 12251 49TH AVE 5 TUKWILA WA 98178 Current Resident 12250 49TH AVE 5 TUKWILA WA 98178 Current Resident 12257 51ST PLS TUKWILA WA 98178 Current Resident 12245 49TH AVE S TUKWILA WA 98178 Current Resident 12244 50TH AVE S TUKWILA WA 98178 Current Resident 12244 49TH AVE S TUKWILA WA 98178 Current Resident 12236 48TH AVE S TUKWILA WA 98178 Current Resident 12235 48TH AVE S TUKWILA WA 98178 Current Resident 12240 51ST PL S TUKWILA WA 98178 Current Resident 12228 49TH AVE S TUKWILA WA 98178 Current Resident 12234 51ST PL 5 TUKWILA WA 98178 Current Resident 12228 48TH AVE S TUKWILA WA 98178 Current Resident 12231 48TH AVE S TUKWILA WA 98178 Current Resident 12224 49TH AVE S TUKWILA WA 98178 Current Resident 12227 48TH AVE S TUKWILA WA 98178 Current Resident 12218 49TH AVE S TUKWILA WA 98178 Current Resident 12216 47TH AVE S TUKWILA WA 98178 Current Resident 12218 51ST PLS TUKWILA WA 98178 Current Resident 12207 50TH AVE S TUKWILA WA 98178 Current Resident 12208 48TH AVE S TUKWILA WA 98178 Current Resident 12201 49TH AVE S TUKWILA WA 98178 Current Resident 4705 S 122ND ST TUKWILA WA 98178 Current Resident Current Resident Current Resident Current Resident Current Resident Current Resident Agency Checklist Office of Hearling Examiner - City of Seattle Century Link Waste Management Tukwila School District Seattle City Light - Environmental & Safety Division King County Assesor's Office - Accounting Division Foster Library 12203 48TH AVE S 4818 S 122ND ST 12092 44TH PL S 12084 44TH PL S 12065 44TH PL S 12234 48TH AVE S PO Box 94729 23315 66th Avenue S 720 4th Avenue S, Ste 400 4640 S 144th Street PO Box 34023 500 4th Avenue, Rm 709A 4060 S 144th Street TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA TUKWILA SEATTLE KENT KIRKLAND TUKWILA SEATTLE SEATTLE TUKWILA WA WA WA WA WA WA WA WA WA WA WA WA WA 98178 98178 98178 98178 98178 98178 98104 98032 98033 98168 98124 98104 98168 0400 City of Tukwila Department of Community Development File Number L15-0054, PL15-0046 LAND USE PERMIT ROUTING FORM TO: IN Building 1❑1 Planning ❑ Public Works U Fire Dept. 1❑1 Police Dept. Parks/Rec Project: Doak Residence Zoning Code Variance Address: 12202 49th Avenue S Date transmitted: 11/05/2015 Response requested by: 11/19/2015 Staff coordinator: Laura Benjamin Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60-day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) Plan check date: t c iex Comments prepared by: -update date: 0400 TO: RECEOVF" City of Tukwila NOV 05 2015 Department of Community Development PUBLIC WORKS File Number L15-0054, PL15-0046 LAND USE PERMIT ROUTING FORM Building Planning ® Public Works Fire Dept. Police Dept. Parks/Rec Project: Doak Residence Zoning Code Variance Address: 12202 49th Avenue S Date transmitted: 11/05/2015 Response requested by: 11/19/2015 Staff coordinator: Laura Benjamin Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60-day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) Plan check date: i O%5, Comments prepared by: 7" Update date: 0400 City of Tukwila Department of Community Development File Number L15-0054, IPL15-0046 LAND USE PERMIT ROUTING FORM TO: 0 Building Planning I❑I Public Works 10 Fire Dept. Police Dept. 10 Parks/Rec Project: Doak Residence Zoning Code Variance Address: 12202 49th Avenue S Date transmitted: 11/05/2015 Response requested by: 11/19/2015 Staff coordinator: Laura Benjamin Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60-day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) $89 cornmenr-7 Plan check date: Comments prepared by: Update date: Laura Benjamin From: David McPherson Sent: Tuesday, November 10, 2015 2:41 PM To: Laura Benjamin Subject: Doak residence zoning code variance - 12202 49th Ave. South - L15-0054 Follow Up Flag: Follow up Flag Status: Flagged Laura, Ref. Doak residence zoning code variance - 12202 49th Ave. South - L15-0054. Public Works comments follow. (1) Put L15-0054 on sheets 1 & 2 of 2. (2) Site address on sheet 1 should be completed. Let me know if you have questions/comments. Thank you. Dave David McPherson Development Engineer City of Tukwila 6300 Southcenter Blvd #100 Tukwila, WA 98188 ph: (206) 431-2448 i fx: (206) 431-3665 David.McPherson@TukwilaWA.gov I www.tukwilawa.gov **NEW EMAIL ADDRESS AND WEB ADDRESS!** The City of opportunity, the community of choice. \ eitti o f ganglia wiia Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Laura Benjamin, HEREBY DECLARE THAT: Notice of Application Notice of Decision Notice of Public Hearing Notice of Public Meeting Mitigated Determination of Non - Significance Determination of Non- Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action X Other: Notice of Complete Application Was mailed to each of the addresses listed/attached on this 5th day of November, 2015 Project Name: Doak Residence Variance Project Number: L15-0054 Associated File Number (s): PL15-0046 Mailing requested by: Lau a Benjamin ow' Mailer's signatur . W:\USERS\LAURA\AFFIDAVIT OF DISTRIBUTION.DOC Darryl Doak (Applicant) doakhomes@gmail.com W:\USERS\LAURA\AFFIDAVIT OF DISTRIBUTION.DOC i\. City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF COMPLETE APPLICATION November 5, 2015 Mr. Darryl Doak 11812 26th Avenue SW Burien, WA 98146 RE: Doak Residence Zoning Code Variance L15-0054, PL15-0046 (Project File) Dear Mr. Doak, Your application for a zoning code variance to combine two-3,000 square foot Tots into one-6,000 square foot lot and develop it as a substandard lot is considered complete on November 5, 2015 for the purpose 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. This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain any other necessary permits issued by other agencies. Please feel free call me at (206) 433-7166 with any questions. Sincerely, 444,11t- Laura Benjamin Assistant Planner r'r• P/ 1 s-nn46 CRITERIA FOR ZONING CODE VARIANCE (TMC 18.72.020) The following statements (shown in italic) are submitted to the City of Tukwila in support of the Doak Residence Zoning Code Variance to allow construction of one single family residence on a 6000 sq. ft. lot in the LDR zone. 1. The variance shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and in the zone in which the property on behalf of which the application was filed is located; This zoning variance comes as a result of the City of Tukwila changing their zoning code to prevent construction of single family residences on previously developed parcels in the LDR zone with a lot area of less than 6,500 sq. ft. The granting of this variance will allow construction of a single family residence on a 6,000 sq. ft. As shown on the attached King County Assessor's map and 2013 King County aerial photo, the majority of the residences constructed in the neighborhood have been built on lots with areas of 6, 000 sq. ft. or less. 2. The variance is necessary because of special circumstances relating to the size, shape, topography, location or surrounding of the subject property in order to provide it with use rights and privileges permitted to other properties in the vicinity and in the zone in which the subject property is located; This zoning variance comes as a result of the City of Tukwila changing their zoning code to prevent construction of single family residences on previously developed parcels in the LDR zone with a lot area of less than 6,500 sq. ft. The subject property includes two 3000 sq. ft. parcel that will be combined to one 6000 sq. ft. parcel which is still prevented from allowing construction of a single family residence similar to the uses and lot sizes on other properties in the neighborhood. 3. The granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and in the zone in which the subject property is situated; The granting of this variance will not cause any harm, injury, or interference with uses of adjacent and neighboring properties because the property will be developed in a manner similar to the neighboring properties. 4. The authorization of such variance will not adversely affect the implementation of the Comprehensive Land Use Policy Plan; The subject property is in the Allentown neighborhood where the City of Tukwila Comprehensive Land Use Policy Plan lists the land use as Low Density Residential. There are no inconsistencies between the request variance and the Comprehensive Land Use Plan's goals, objectives or policies. 5. The granting of such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant possessed by the owners of other properties in the same zone or vicinity. Without the variance, a single family residence for which the subject property is zoned would not be allowed by the City of Tukwila code and rights of use of the property would not be the same as for other similarly zoned property. / CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON (VCR WM eiivog¥omirA OCT 1 3 2015 PeRi T ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at .. / 2 ZNr1J S T. p . %' 9, Av'c" S. for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the 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 7-'K (city), L % (state), on Oc. ? / 3 , 20 /5 (Print Name) l /S/2. 2‘7.4 ,'LO' 9c ) (Ad,(dress) (Phone Number) 2-C2c-2 6 7 (Sign e` /( �l On this day personally appeared before me�{ (111,1 L '�)&�� S r to me known to be the individual who executed the foregoing instrument and acknowle ge that h /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 THI I DAY OF rL , 20 r� (t Ct.t.C644itil'r(( kfUr) IL,C}e,c(t 1401 Y PUBLIC in and for the State of Washington residing at Gt \' Gi My Commission expires on 05 /(711 lid' LAURIE A. WERLE NOTARY PUBLIC STATE OF WASHINGTON COMMISSION EXPIRES MAY 29, 2018 \\deptstore\City Common\Teri\Revisions In Progress\Zoning Code -Shoreline Variance App.docx / \ CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 Reeoftitma coy OF Ott MIRING CODE F ORNHORELINE VARIANCE APPLICATION FOR STAFF USE ONLY Permits Plus Type: P-VAR Planner: File Number: L 15— 0059 Application Complete Date: Project File Number: P L I — 0 04 Application Incomplete Date: Other File Numbers: NAME OF PROJECT/DEVELOPMENT: Doak Residence BRIEF DESCRIPTION OF PROJECT: Allow BLA to combine two 3000 sf lots and construct SFR on 6000 sf lot. LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. Nearest intersection is S. 122nd Street and 49th Ave S. Legal Desc: Lots 1 and 2, Block 8, Allentown Addition to the City of Seattle LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 017900-1585,017900-1586 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: Darryl Doak Address: 11812 26th Ave SW, Burien, WA 98146 Phone: (206) 372-2280 FAX: (206) 246-5991 E-mail: d omes@gmail.com Signature: Date: C 74- / 3 — 9 l \\deptstore\City Common\Teri\Revisions In Progress\Zoning Code -Shoreline Variance App.docx 9.42 33 213.82 9400#s ,455 32 1485 248.22 31 282.62 v7046 334740 3 ,"° 24 9840#s 1440 4➢ \v� 30 22900#s 1475 145 25 to 26 9920#s 10000#s "20731# 0910 _.'20735# 7900#s y'y .20739# 0930 37 4860#s n47:0 0950 89404# 0746 3317. °''s 18329#s 096 NNETT L JOHNS DLTNO 47 - - - - - ---- _122ND_ ST Oa- 1115 9000# 1115 6000# 1140 60000 6000 1170 6000 1185 6000 1195 000 200 o,NM 44 60004 43 1330 ' 4670 38i 6000# 41 1320 0 40 °*3426000# 39 131(R 38 r>u 6000#' 37 1300 goo 36 31294;g 6000# 32 1270 28 1255 o,am 23 ; 24 2000# 3000# d o;,0y0 25 :26 sboo .240 25 _25_ 25 125 7 9013/d o 30004 ^ 1391 11 Lot Conso patron 12 1.0s078------m 90D 00061127000111"' 13 6000# 1400 15 mrts 6000#s 16 1415 3000#s 1425 50P0# TO- L07-038 — —---------_—_�_—_—____ — — 20080104001183 39 6000#s m! 15.15 38 1545, 1200011s 36 1380 ^: 6000#s 34 1510 sqoo# 1465 25_i _25_ 25-, -25' 3°7' 14; 15 3004 25 25 -" .'75- -2 25 25 25 25 25 25- , 25 m;:r 4 13000588# 3000# 5 1589 7 6000#s 9 6000# ^ 10 ^ 1160fgr� 8500#s 14 916s 16 8000#s 7 1635 25 656742#s c ,2 0970 357500#s 9062 L /S'-OD4S N i \ 125 12g2#s 43 : s� 8460#s 42 1771 20080925900008 • LOT B ro 394500#a 56 BLA L08-041 364soo#^. 1730__ 0080925900007 0. LOT 4500# °1777 1731 07900 30004s 33 172 2915000#s 28 17152 27 16590#s „02 100 6 9618U% 4218# ry ro 1861; 0vo 37 :38 2 39 75P0#s 40 41 3200 m 42 1 969A#s — — — — — — — S 125TH ST — 65.54 90 — — 40 2745 mP tiro 2600#s m=xo 15 11 � 12 a 13 ; 14 a 15 P % 6 1 17 19 1 20 l 2 , 4000#s 3800#s 0 0 23 24 ; 25 26 35 1858 000380 22 10o POR 0003 59#s: 50 1� m 40.74°e 1855 u S9. 8: C� 'SJ TR I,A" Ave Rd 1 0.51: 5 831i# 14 15 ; 16 , 17 ; 18 ; ,, UND.INT'o ma60 2679# e ;1864; 118�2 1863 m 4386 / \ ➢o . 0 1865 55 4 TUBLA LO8-040 20090507900010 ---'' i91.6i 0 o \ 50 S 124TH ST m \ 1 3214#: 2000-- 24 y3; 17704#' 20K( #s 19 20 21 22 N 13095#s 2798e 27 2200#s 2762 2764 700#s 23 24 25 26 boob#s VO4 12,100 ; 31 626 17500#s 1202b#s 2800 35 36 7p 7500# 101, 3170 07 43 40 9208 90"" 90:95 - c 19300 m6030 2840 321044 • ogT 7 5040# 77. 284p3 2500#0 2500#", 2500#s 2500# u • so 9.8 •,-291-8 22685 79=0 55921ks 6977# 74 02655 1000 3115, 12560 2305 King County iMap The nfomnation included on this crap has been compied by King County staff from a variety of sources and is subject to change without notice. King County makes no representations or warranties, express or impted, as to accuracy, completeness, timeliness, or rights to the use of such informatim. This document is not intended for use as a survey product. Irtng County shill not be liable far any general, special, indirect, incidental, or consequential damages indudng, but nd limited to, bst revenues or lost profits resulting from the use or misuse d the information cartained on this map. Any sale of this map orinfomration on this map is prohibited except by writen permission of King County. Date: 10/7/2015 Notes: Los-QQys \.1 King County GIS CENTER