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Home My WebLink AboutPermit PL18-0102 - PHAM - SHORT PLAT / LAND DIVISIONVHA08 SHORT PLAT 3347400900 PARENT FILE PL18-0102 THIS FILE L18-0117 LAND DIVISION/SHORT PLAT City of Tukwila 3311-/c/ 0J /w Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director NOTICE OF DECISION January 2, 2020 Kenny Pham 516 SW Ambaum Boulevard Burien, WA 98166 RE: VHAO8 Short Plat, L18-0117 Parcel #'s 3347400900, 3347400910 Dear Mr. Pham, The City has completed review of your short plat (No. L18-0117) and determined that it complies with all applicable City code requirements. The City SEPA Responsible Official has previously determined that this application does not require a SEPA threshold determination because it is categorically exempt. This letter serves as the Notice of Decision per TMC 18.104.170. Based on the latest project submittal, preliminary approval is granted subject to the conditions stated below. The conditions imposed are to ensure the short plat is consistent with the Criteria for Preliminary Approval listed at TMC 17.08.030 in the Tukwila Subdivision Code. PRELIMINARY APPROVAL CONDITIONS Prior to Final Lot Line Adjustment, the following comments need to be addressed: 1. Revise the short plat Survey Map as follows: a. Remove demolished sheds from survey map. b. Remove detached ADU from survey map. c. Provide note on Final short plat map. "Comply with the Geotechnical Engineering Report, by Migizi Group, Inc., dated December 18, 2018; and subsequent geotechnical reports." d. Note the following addresses on the survey map: i. Lot A - 12072 ii. Lot B - 12074 iii. Lot C - 12076 iv. Lot D - 12078 2. Infrastructure including access road, utilities including water, sewer and storm drainage shall be per installed prior to final short plat approval per Civil Plans prepared by Casey R. Lowe that were received on May 3rd by the city. 3. Complete the registration process for the attached ADU on lot. 4. Provide a final copy of the survey (notarized and signed by surveyor) along with the signed copy of the final short plat document. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov Informational items: 1. Fire lanes must be painted with "Fire Lane No Parking" throughout. 2. Fire lanes cannot exceed 10% slope with 5% cross slope. 3. Hydrants cannot be any further than 250' from each house. 4. All new homes must be sprinklered. NEXT STEPS: 1. Construction permits: Install all required site improvements, including those proposed in the application and those identified above as conditions of approval. You will need to obtain all required permits prior to beginning any construction. For City of Tukwila utilities, contact Tukwila Public Works at (206) 433-0179 for a Public Works (PW) Type 'C' permit. For utilities provided by other entities, contact the individual providers. 2. Final Approval: Submit documents for final approval. After installing the required site improvements and complying with the conditions of approval submit the necessary short plat documents (survey, legal descriptions, and other required paper work) for city signatures. All taxes and fees assessed against the property must be current prior to final approval. Please check with the King County Assessor's Office and the City of Tukwila Finance Department prior to submitting final documents. After the documents have been found to be in order, and the all of the requirements of the short plat have been met, the Chair of the Short Subdivision Committee signs your short plat which constitutes a grant of final approval. 3. Recording: It is your responsibility to record the approved and signed documents with the King County Department of Records. You will need to pay the recording fees and submit your approved originals to King County. The boundary line adjustment is not complete until the recording occurs and copies of the recorded documents are provided to the Department of Community Development. EXPIRATION OF PRELIMINARY APPROVAL The final approved short plat must be filed with the King County Department of Records within one year from the date of this preliminary approval or the application will expire. The City may grant a single one- year extension if requested in writing prior to the expiration date. APPEAL RIGHTS This short plat decision may be appealed to the Hearing Examiner. One administrative appeal of the decision on the boundary line adjustment, excluding challenges to the DNS, is permitted. If no valid appeals are filed within the time limit, the decision of the Department will be final. In order to appeal the decision a written notice of appeal must be filed with the Department of Community Development within 21 days of the issuance of the Notice of Decision. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. Appeal materials shall include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision, including any specific challenge to an MDNS. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. S. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition, all hearing examiner costs will be passed through to the appellant. Any appeal shall be conducted as an open record hearing before the Hearing Examiner. The Hearing Examiner's decision on the appeal is the City's final decision. A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King County Superior Court from the Hearing Examiner's decision pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If you have any questions about this matter please direct them to the project planner, Meredith Sampson at Meredith.Sampson@TukwilaWA.gov or (206) 431-3661. Sin - rely, Jack •a e Chai S ort Subdivision Committee Enclosure: cc: Henry Hash, Public Works Dirrector (please initial your approval) f& — Jay Wittwer, Fire Chief ./�'►'`1 (please initial your approval) (Kenny) Can Duc Pham, Owner King County Assessor, Accounting Division City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director MEMORANDUM To: Henry Hash via Joanna Spencer Jay Wittwer via Ben Hayman Richard Takechi From: Meredith Sampson RE: VHAO8 Short Plat Date: File: L18-0117 The above referenced Short Plat is ready for final approval. Attached are the documents for recording. Please indicate your approval by putting your initials next to your name below. If you do not approve, indicate any additional requirements below. Approved by Henry Hash Approved by Jay Wittwer Approved by Richard Takechi (initials) (initials) (initials) Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 3/26/2020 Mail - Meredith Sampson - Outlook RE: final short plat review Richard Takechi <Richard.Takechi@TukwilaWA.gov> Mon 3/23/2020 8:45 AM To: Meredith Sampson <Meredith.Sampson@TukwilaWA.gov> Hello Meredith. No problem. And those two tax parcels are fine. Richard (RST) From: Meredith Sampson <Meredith.Sampson@TukwilaWA.gov> Sent: Monday, March 23, 2020 8:42 AM To: Richard Takechi <Richard.Takechi@TukwilaWA.gov> Subject: Re: final short plat review Hi Richard, Minnie suggested that an email from you will work instead of getting your initials. How do you feel about that while everyone's schedules are different? The parcel numbers are 3347400900 & 3347400910. Meredith From: Richard Takechi <Richard.Takechi@TukwilaWA.gov> Sent: Monday, March 23, 2020 8:33 AM To: Meredith Sampson <Meredith.Sampson@TukwilaWA.gov> Subject: RE: final short plat review Good morning Meredith. Say, if you just want to interoffice the approval sheet and not the plans, that will be fine too. If so, all I will need are the affected parcel numbers. Thank you. Richard From: Richard Takechi Sent: Thursday, March 19, 2020 11:01 AM To: Meredith Sampson <Meredith.Sampson@TukwilaWA.gov> Subject: RE: final short plat review Hello Meredith. I'm doing both. I'll in the office from 2:00 to 5:00 M-F. If you want to drop it off next week that's fine. I'll make sure it's a quick turnaround. Thank you. Richard https://outlook.office365.com/maiVsearch/id/AAQkADMOZmEzNDIOLTJiZjktNDBhZC1 iNjc1 LTEzYThjOTBhMzQzYwAQAL39GCL6MoBBr8IJDXP64Hw... 1/2 3/26/2020 Mail - Meredith Sampson - Outlook From: Meredith Sampson <Meredith.Sampson@TukwilaWA.gov> Sent: Thursday, March 19, 2020 10:52 AM To: Richard Takechi <Richard.Takechi@TukwilaWA.gov> Subject: final short plat review Hi Richard, Hope you are doing well! I am wondering if you are working from home or in the office? I am currently working from home, but will need your initials on a final short plat memo sometime next week. I *think* that I am going to be in the office next Monday. If you are working from home, would you like me to scan in the form and email it to you? Thanks! Meredith Sampson Associate Planner I City of Tukwila 6300 Southcenter Blvd, Suite 100 I Tukwila, WA 98188 (206) 431-3661 I Meredith.Sampson@TukwilaWA.gov Tukwila: The City of opportunity, the community of choice. https://outlook.office365.com/mad/search/id/AAQkADMOZmEzNDIOLTJiZjktNDBhZC1 iNjc1 LTEzYThjOTBhMzQzYwAQAL39GCL6MoBBr8IJDXP64Hw... 2/2 0400 City of Tukwila Department of Community Development File Number L18-0117 LAND USE PERMIT ROUTING FORM TO: [Building []Planning []Public Works RfiFire Dept. [] Police Dept. [] Parks/Rec • Project: vha08 Short Plat Address: 12072 44th PI S Date 11 /13/19 transmitted: Response requested by: 11 /27/19 Staff Meredith Sampson coordinator: 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.) A-frtA Plan check date: Comments Update date: %). - .2,0 -' c1 prepared by: Alm,A 1 0400 City of Tukwila Department of Community Development RECEIVED NOV 1 4 2019 TUKWILA PUBLIC WORKS File Number L18-0117 LAND USE PERMIT ROUTING FORM TO: []Building []Planning Public Works []Fire Dept. n Police Dept. n Parks/Rec Project: vha08 Short Plat Address: 12072 44th PI S Date 11 /13/19 transmitted: Response requested by: 11 /27/19 Staff Meredith Sampson coordinator: 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.) C PliiLt lifa(ldt 5 FtAS tra izvi C 44 yW `-S d- Plan check date: Comments Update date: prepared by: City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Web site: http://www.TukwilaWA.gov REVISION SUBMITTAL Revision submittals must be submitted in person at the Permit Center. Revisions will not be accepted through the mail, fax, etc. Date: 11/09/2019 Plan Check/Permit Number: L18-0117 ❑ Response to Incomplete Letter # ❑ Response to Correction Letter # ❑ Revision # after Permit is Issued Revision requested by a City Building Inspector or Plans Examiner ❑ Deferred Submittal # RECEIVED NOV 14 2019 TUKWILA PUBLIC WORKS Project Name: vha08 short plat Project Address: 12072 44th place S Tukwila WA 98178 Contact Person: Kenny Pham Phone Number: 206-802-5568 Summary of Revision: Revision as preliminary and final short plat plan change. Request by Meredith Sampson Sheet Number(s): "Cloud" or highlight all areas of revision including date of revision Received at the City of Tukwila Permit Center by: [P Entered in TRAKiT on ( / i 1 Pa ed f+V, W:\Pcrmit Center \Templates\Forms\Revision Submittal Form.doc Revised: August 2015 City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Web site: http://www.TukwilaWA.gov REVISION SUBMITTAL Revision submittals must be submitted in person at the Permit Center. Revisions will not be accepted through the mail, fax, etc. Date: 11/09/2019 Plan Check/Permit Number: L18-0117 ❑ Response to Incomplete Letter # ❑ Response to Correction Letter # ❑ Revision # after Permit is Issued Revision requested by a City Building Inspector or Plans Examiner ❑ Deferred Submittal # Project Name: vha08 short plat Project Address: 12072 44th place S Tukwila WA 98178 Contact Person: Kenny Pham Phone Number: 206-802-5568 Summary of Revision: Revision as preliminary and final short plat plan change. Request by Meredith Sampson Sheet Number(s): "Cloud" or highlight all areas of revision including date of revision Received at the City of Tukwila Permit Center by: `P° Entered in TRAKiT on t ( Jl 1 t u td 6,1.-v\in-c. W:\Permit Center\Templates\Forms\Revision Submittal Form. doc Revised: August 2015 r City of Tukwila Allan Ekberg, Mayor Department of Community Development Jack Pace, Director NOTICE OF DECISION Date: / `A 1 24( Kenny Pham 516 SW Ambaum Boulevard Burien, WA 98166 RE: VHAO8 Short Plat, L18-0117 Parcel #'s 3347400900, 3347400910 Dear Mr. Pham, The City has completed review of your short plat (No. L18-0117) and determined that it complies with all applicable City code requirements. The City SEPA Responsible Official has previously determined that this application does not require a SEPA threshold determination because it is categorically exempt. This letter serves as the Notice of Decision per TMC 18.104.170. Based on the latest project submittal, preliminary approval is granted subject to the conditions stated below. The conditions imposed are to ensure the short plat is consistent with the Criteria for Preliminary Approval listed at TMC 17.08.030 in the Tukwila Subdivision Code. PRELIMINARY APPROVAL CONDITIONS Prior to Final Lot Line Adjustment, the following comments need to be addressed: 1. Demolish the sheds located on Lot B. A demolition permit is required prior to demolishing the structure. Please contact the permit center at 206-431-3670 to obtain an application for the demolition permit. 2. Demolish the existing detached ADU. A demolition permit is required prior to demolishing the structure. Please contact the permit center at 206-431-3670 to obtain an application for the demolition permit. 3. Contact your wetland biologist to conduct a site visit and determine where the wetland should be mapped with the appropriate buffer. Submit the report from the wetland biologist and show the wetland buffer on the survey map. No construction may occur in the wetland buffer area and a split rail fence and sign shall be installed noting the presence of the wetland buffer. Please contact the city to obtain specifications of the sign. Any reduction of standard buffer width shall require approval by the city and a Special Permission application is required for buffer reduction requests. 4. Hammerhead as proposed does not meet Fire Code. Please revise with the following: 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax: 206-431-3665 a. Extend the south east fire road leg by 5'. b. Extend eastern fire road leg by 15'. c. Widen the radius on each side from 20' to 28'. 5. Revise the short plat Survey Map as follows: a. Use the newest site plan template. Please download and use the current template found on the city of Tukwila website. It is located under the "Planning Division Informational Documents" tab. http://www.tukwilawa.gov/departments/permit-center/ b. Update the permit number used for the template title block on sheets 1-3. (L18-01 17) c. Revise access road per condition number 4. d. Remove demolished sheds from survey map. e. Remove detached ADU from survey map. f. Show where the wetland and corresponding Category 4 Wetland Buffer is located. g. Provide note on Final short plat map. "Comply with the Geotechnical Engineering Report, by Migizi Group, Inc., dated December 18, 2018; and subsequent geotechriical reports." h. New legal description for Lot A should include `subject to' — reference the Private Sanitary Sewer Easement. i. New legal description for Lot B should include `together with' — reference the Private Sanitary Sewer Easement. j. New legal description for Lot B should include `together with' — reference the 20' Private Access & Utilities Easement. k. New legal description for Lot C should include `subject to and together with' — reference the 20' Private Access & Utilities Easement. 1. New legal description for Lot D should include `subject to' — reference the 20' Private Access & Utilities Easement. m. Sheet 1 of 3 — Short Plat Number is L 18-0117. Parcel nos. are 334740-0900 & 334740- 0910. n. Show and label Private 14' Sanitary Sewer Easement. Scale is 1" = 20'. o. Note the following addresses on the survey map: i. Lot A - 12072 ii. Lot B - 12074 iii. Lot C - 12076 iv. Lot D - 12078 6. Infrastructure including access road, utilities including water, sewer and storm drainage shall be per installed prior to final short plat approval per Civil Plans prepared by Casey R. Lowe that were received on May 3`d by the city. 7. Complete the registration process for the attached ADU on lot. 8. Provide a final copy of the survey (notarized and signed by surveyor) along with the signed copy of the final short plat document. Informational items: 1. Fire lanes must be painted with "Fire Lane No Parking" throughout. 2. Fire lanes cannot exceed 10% slope with 5% cross slope. 3. Hydrants cannot be any further than 250' from each house. 4. All new homes must be sprinklered. NEXT STEPS: 1. Construction permits: Install all required site improvements, including those proposed in the application and those identified above as conditions of approval. You will need to obtain all Page 2 of 4 required permits prior to beginning any construction. For City of Tukwila utilities, contact Tukwila Public Works at (206) 433-0179 for a Public Works (PW) Type 'C' permit. For utilities provided by other entities, contact the individual providers. 2. Final Approval: Submit documents for final approval. After installing the required site improvements and complying with the conditions of approval submit the necessary short plat documents (survey, legal descriptions, and other required paper work) for city signatures. All taxes and fees assessed against the property must be current prior to final approval. Please check with the King County Assessor's Office and the City of Tukwila Finance Department prior to submitting final documents. After the documents have been found to be in order, and the all of the requirements of the short plat have been met, the Chair of the Short Subdivision Committee - signs your short plat which constitutes a grant of final approval. 3. Recording: It is your responsibility to record the approved and signed documents with the King County Department of Records. You will need to pay the recording fees and submit your approved originals to King County. The boundary line adjustment is not complete until the recording occurs and copies of the recorded documents are provided to the Department of Community Development. EXPIRATION OF PRELIMINARY APPROVAL The final approved short plat must be filed with the King County Department of Records within one year from the date of this preliminary approval or the application will expire. The City may grant a single one- year extension if requested in writing prior to the expiration date. APPEAL RIGHTS This short plat decision may be appealed to the Hearing Examiner. One administrative appeal of the decision on the boundary line adjustment, excluding challenges to the DNS, is permitted. If no valid appeals are filed within the time limit, the decision of the Department will be final. In order to appeal the decision a written notice of appeal must be filed with the Department of Community Development within 21 days of the issuance of the Notice of Decision. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. Appeal materials shall include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing parry's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision, including any specific challenge to an MDNS. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition, all hearing examiner costs will be passed through to the appellant. Any appeal shall be conducted as an open record hearing before the Hearing Examiner. The Hearing Examiner's decision on the appeal is the City's final decision. A party who is not satisfied with the Page 3 of 4 a outcome of the administrative appeal process may file an appeal in King County Superior Court from the Hearing Examiner's decision pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If you have any questions about this matter please direct them to the project planner, Kyle Cotchett at Kyle.Cotchett@TukwilaWA.gov or at 206-433-7166. Sincerely, Chair, Short Subdivision Committee Enclosure: cc: Henry Hash, Public Works Dector ,1�+ . (please initial your approval) Jay Wittwer, Fire Chief ctplease initial your approval) (Kenny) Can Duc Pham, Owner King County Assessor, Accounting Division Page 4 of 4 Retained Trees: ELEvnT,*NsS.NQYVNG.Trim DRAW NC, AF '6NANASSu'AtED TYPE CALIPER (INCHES] DATUM / / /T \ CE CE IS / / / \ \ • $s DS PI 13 / / \ SP BI 12 / / a' B El HI 14 • O \ 6 FI SP 8 /// / / /// \ f \� * INDICATES MULTI -TRUNK BI 22 // c," ;1.'' \y' // \\\k \ae c P 2 DS • Removed Trees: 14 //f/ / �,/ \ / �� > 4 CW 40 / l"../ /\ �" / /eE` \ \ :' \\ CW 36 /! ��/��fi•y / \ ` � / / 32 CW 32 .,./ os \ Via' . ! / \ e ; / YE 1 " % �"\\� 1r %i /'4// PF\yS9' 1/ zit ---,l-Vc �c //% /pj;e ft. h� \\� / /�� l�'/I1fg,S- .// fV LtY' / \�\,^IIi4sti I / /• //f 1.11.141. ';'.f � OSING FIREi, °/�;�/ %�� //G / \ O r\ rx�¢ i•I'«j.'1"/ ..?' \fI' \\ \ , t '" . //. + � ' ZX r\\\ \\"` D Ib i.J� � 4' F �a�, /\/' q� /g�/ I `� \'`�� milt' Gi?tlI _4 / MIATEA SfSi , ' J T 33" o \\ \ \. \`•%• r\ �N% /// / l gh BOUNDARY AND TOPOGRAPHY ARE BASED CN MAPPING or \ \ �// \j / �`' / PROVIDED TO MIGIZI OBSERVATIONS MADE IN THE FIELD. �� / / p� \C�Q rtl / °' / d THE INFORMATION SH0'NN DOES NOT CONSTITUTE A \ \ 1 \ \ ,� `p �f f r g� 4. / //r:§S �� FIELD SURVEY BY k91GIZl. \��\� ° // \\ 1#/ ,,yam Migizi Group; Inc. s\ry\� F.:a, �. is \ / / PO Box 44840 r • cs v 4�'a\�' / / . Tacoma, WA 98448 \. '`,� v 253-537-9400 \ 253-537-9401 fax `` a� - ' \ CHECKED BY: CRL FIGURE:1 �•, ,.` . \ L •,row,migizigroup,com \\ \ `a s, 1y `' 30 CEC.AR DECID•JOJS SPRUCE 9IRCH PINE COTTCN 'WOO.. NOTE: CCMPLY WITH GEOTECIINICAL ENGINEERING REPORT, BY 1AGI21 GROUP, INC. DATED DECEMBER 18, 2018 AND SUBSEQUENT GEOTECHNICAL REPORTS. 0 30 60 SCALE IN FEET •i AND BUFFER SPUT RAit FENCE \` w—= PROJECT: 12072 44th PI S Tukwila, Washinp'on SHEET TITLE: Preliminary SO; Plan DESIGNER: CRL JOB NO.P1502-T18 DRAVVN BY: CRL SCALE: 1 "-30' x fl,.,oa.o -sv 31. DATE: Dec. 20, 2018 FILE: SD vkeceN t0►Y "st% Gom'T'u�1ent peve\GPme City of Tukwila __JVISION SUBMITTAL Department of Community Development PLANNING DIVISION 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Revision submittals must be submitted in person at the Permit Center, ACCOMPANIED BY RESPONSE DOCUMENTS AND THIS COMPLETED FORM. Revisions will not be accepted through the mail, email, fax, etc. Date: (PS-- g Permit Number: 4/ 5 - D// Project Name: VW M-c' .9-f1a,2-T Pia. 4 Project Address: 7,1? 4:4/j/QCE e &A'- 9 %/7 9 Project Contact:_ /700 G/7'7 Contact Phone number: gat - . 6 City Planner: gif ` r PLEASE ATTACH A COPY OF ANY LETTER REQUESTING CORRECTIONS / ADDITIONAL INFORMATION ❑ Response to Preliminary Approval [✓] Response to letter requesting additional information (Please attach a copy of the letter) ❑ Final Short Plat Submittal Summary of revision/response submittal: - efed 5X'1 Abu , lice/ (s S tic.?// kc 12.12oveI eat ppe 6{ pci,w44z attviadroi Aon C la'oto Uf ski We aiLd On igkX pfo I - e-- ,c 0 ¢..c�—nae /tit, d_oc 1 p/ j 2 s dtyla 612 c:an-12.1267 cam, ,b c' t,La Q'anica ,`. - Ec Received at the City of Tukwila Permit Center by: MAY 03 2019 Community ❑ Entered in TRAKiT on Development W:\@SHAREPOINf FOLDER RESTRUCTURE \Reference\APPLICATIONS - Land Use Apps & Ifandouts\Revision Submittal Form doc Revised. March 2014 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Technical Review Letter #2 May 1, 2019 Kenny Can D Pham 516 SW Ambaum Blvd Burien, WA 98166 Sent via email to: vha08@yahoo.com RE: V1-1A08 Short Plat, City File # L18-0117 Dear Mr. Pham, Your application for a Short Plat was considered complete on February 8, 2019 for the purposes of meeting state mandated time requirements. Attached is a revision submittal form. When resubmitting, please fill out the attached form and include a letter with the comments below followed by a summary of the reflected change, if applicable. Please include City File # L 18-0117 on all map revisions. Planning- Kyle Cotchett; Kyle.Cotchett(a,tukwilawa.gov 1) The template used for the site plans is outdated. Please download and use the current template found on the city of Tukwila website. It is located under the "Planning Division Informational Documents" tab. http://www.tukwilawa.gov/departments/permit-center/ 2) Please update the permit number used for the template title block. (L18-01 17) 3) The sheds on Lot B will have to be demolished prior to final approval of the short plat and recording with King County. There cannot be accessory structures on a lot that does not have a primary home built on it. Demolish and remove from the survey maps. 4) The engineering map labels the eastern structure of Lot A to be a garage. Due to the location and sizing limitations, this structure will not be able to be used as a garage. This structure will have to be demolished prior to final short plat. 5) Please mark the 50ft wetland buffer on engineering and survey map. In addition, show the potential footprint of the future home to confirm that Lot C is a buildable lot. 6) Include future home footprints of Lots B and D as well. We would like to see how the proposed access easement will provide entry to future driveways. Please feel free to contact me with any questions at (206) 433-7166 or Kyle.Cotchett@tukwilawa.gov. Sincerely, Kyle Cotchett Assistant Planner Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov RECEIVED APR 0 8 2019 TUKWILA City of Tukwila PUBLIC WORKS Department of Community Development FILE NUMBER PL18-0102 L18-0117 SHORT PLAT Land Use Routing form for Revisions TO: X Building X Fire Dept. ❑ Police Dept ❑Parks/Rec. x Public Works: DAVE MCPHERSON Project: VHAO8 SHORT PLAT Address: 12072 46TH PL S Date transmitted 04/08/2019 Response requested by: 04/22/2019 Planner: KYLE COTCHETT Date response received: COMMENTS cWri ❑ DRC review requested ❑ Plan submittal requested ❑ Plan approved Plan check date: Comments prepared by: City of Tukwila Department of Community Development FILE NUMBER PL18-0102 L18-0117 SHORT PLAT Land Use Routing form for Revisions TO: X Building X Fire Dept. ❑ Police Dept ❑Parks/Rec. x Public Works: DAVE MCPHERSON Project: VHAO8 SHORT PLAT Address: 12072 461 H PL S Date transmitted 04/08/2019 Response requested by: 04/22/2019 Planner: KYLE COTCHETT Date response received: COMMENTS cA9tZ176 L'S TeAif ❑ DRC review requested Plan check date: 1/17 ❑ Plan submittal requested ❑ Plan approved Comments prepared by: City of Tukwila Department of Community Development FILE NUMBER PL18-0102 L18-0117 SHORT PLAT Land Use Routing form for Revisions TO: X Building X Fire Dept. ❑ Police Dept ❑Parks/Rec. x Public Works: DAVE MCPHERSON Project: VHAO8 SHORT PLAT Address: 12072 46TH PL S Date transmitted 04/08/2019 Response requested by: 04/22/2019 Planner: KYLE COTCHETT Date response received: COMMENTS Convenevar- ei ❑ DRC review requested ❑ Plan submittal requested ❑ Plan approved Plan check date: 4 Comments prepared by: City of Tukwila Department of Community Development FILE NUMBER PL18-0102 L18-0117 SHORT PLAT Land Use Routing form for Revisions TO: X Building X Fire Dept. ❑ Police Dept ❑Parks/Rec. x Public Works: DAVE MCPHERSON Project: VHAO8 SHORT PLAT Address: 12072 46TH PL S Date transmitted 04/08/2019 Response requested by: 04/22/2019 Planner: KYLE COTCHETT Date response received: COMMENTS ❑ DRC review requested ❑ Plan submittal requested ❑ Plan approved Plan check date: Comments prepared by: City ( Tukwila REVISION SUBMITTAL Department of Community Development PLANNING DIVISION RECEIVED h^lR052019 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 COMMUNITY D1=VE 1 01'MI NT Revision submittals must be submitted in person at the Permit Center, ACCOMPANIED BY RESPONSE DOCUMENTS AND THIS COMPLETED FORM. Revisions will not be accepted through the mail, email, fax, etc. Date: (14f t5t "1 fr Permit Number: Pi, /8-0 0 2 L / v -0�/ ? O Project Name: u44-0c< s-ii012 j L -T Project Address: ( 11-t4 T L v S i l a iU - sa—Y Project Contact: can 11 ill il101/Nv\ Contact Phone number: 020e, R62 cc o ' City Planner: -Vt LQ,. PLEASE ATTACH A COPY OF ANY LETTER REQUESTING CORRECTIONS / ADDITIONAL INFORMATION ❑ Response to Preliminary Approval Response to letter requesting additional information (Please attach a copy of the letter) ❑ Final Short Plat Submittal Summary of revision/response submittal: nQ Q cep F . I7pCr1— Gt4z> t tc� S f k\n'-1( 61,i i1�1 a 4 QJ E - .cia►Lg ay; Received at the City of Tukwila Permit Center by: ❑ Entered in TRAKiT on W:\@SHAREPOINT FOLDER RESTRUCTURE'Reference\APPLICATIONS - land Use Apps & Handouts\Revision Submittal Porm.doc Revised: March 2014 4 Retained Trees: TYPE CALIPER (INCHES) CE PI BI BI BI SP BI AP. DS Removed Trees: CW CW cw CW 18 8 14 16 8 22 12 14 40 36 32 32 V/s7/9/ / / / / / ELEVATIONS SHOWN ON THIS DRAWING A N AN ASSUMED DATUM. / / / / / / / \/ \k9 / / / / / / / \ / / WA1ER .SERVI / / / / / 5g1 / / / O�.�p� / /`'a y// / tiS5. // //.\*.\ / � / \ / �� / i FOUND REBAR & "23604" 02SOFA2OFFSET ti ti 6 / / / / / /, de 't / RECEIVED APR 052019 Community e olo0ment - CE DS SP BI PI CW CEDAR DECIDUOUS SPRUCE BIRCH PINE COTTON WOOD * INDICATES MULTI -TRUNK NOTE: COMPLY WITH GEOTECHNICAL ENGINEERING REPORT, BY MIGIZI GROUP, INC. DATED DECEMBER 18, 2018 AND SUBSEQUENT GEOTECHNICAL REPORTS. 30 0 30 60 SCALE IN FEET 25" Y.t1LAND BUFFER SPUT RJR FENCE i W — E NOTE: BOUNDARY AND TOPOGRAPHY ARE BASED ON MAPPING PROVIDED TO MIGIZI OBSERVATIONS MADE IN THE FIELD. THE INFORMATION SHOWN DOES NOT CONSTITUTE A FIELD SURVEY BY MIGIZI. Migizi Group, Inc. PO Box 44840 Tacoma, WA 98448 253-537-9400 253-537-9401 fax www.migizigroup.com PROJECT: 12072 44th PI S Tukwila, Washington SHEET TITLE: Preliminary Site Plan DESIGNER: CRL DRAWN BY: CRL CHECKED BY: CRL DATE: Dec. 20, 2018 JOB NO. P1502-T18 SCALE: 1 "=30' FIGURE:1 FILE: SD City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Technical Review Letter #1 March 22, 2011 Kenny Can D Pham 516 SW Ambaum Blvd Burien, WA 98166 Sent via email to: vha08@yahoo.com RE: VHA08 Short Plat, City File # L18-0117 Dear Mr. Pham, Your application for a Short Plat was considered complete on February 8, 2019 for the purposes of meeting state mandated time requirements. Attached is a revision submittal form. When resubmitting, please fill out the attached form and include a letter with the comments below followed by a summary of the reflected change, if applicable. Please include City File # L18-0117 on all map revisions. Public Works — David McPherson; David.McPherson@tukwilawa.gov 1) Owner/Applicant to complete a Traffic Concurrency Certificate Application and pay a Transportation Concurrency Test Fee in the amount $1,200.00 as part of this Short Plat. (See enclosed.) 2) A Transportation Impact Fee applies to each future Building permit and each future Building (ADU) permit. (see PW Bulletin A3 enclosed) Transportation Impact Fee in Zone 3 is $1,013.88 per single family residence and/or $435.09 per multi family dwelling unit. 3) Provide a draft copy of the Private 20' Access & Utilities Easement and Maintenance Agreement within Lots C and D for the benefit of Lots B, C, and D. (1) This document shall be recorded prior to recording of the Final Short Plat Map, and the recording number be shown on the short plat map. (2) The Private 20' Access & Utilities Easement and Maintenance Agreement should include language stating who will maintain the access road; including pavement, storm drainage, and utilities; and by what portion. (See sample — enclosed.) 4) Provide a draft copy of the Private Sanitary Sewer Easement and Maintenance Agreement within Lot A for the benefit of Lots A and B. (1) This document shall be recorded prior to recording of the Final Short Plat Map, and the recording number be shown on the short plat map. (2) The Private Sanitary Sewer Easement and Maintenance Agreement should include language stating who will maintain the sanitary sewer line, and by what portion. (See sample — enclosed.) Prior to Final Short Plat, the following comments need to be addressed for Public Works. 1) Provide Private 20' Access & Utilities Easement and Maintenance Agreement NOTE on the short plat map. SAMPLE (for information only) follows —THIS SHORT PLAT CONTAINS A 20' ACCESS AND UTILITIES EASEMENT FOR THE BENEFIT OF THE OWNERS OF LOTS B, C, AND D OF THIS SHORT PLAT. OWNERSHIP OF SAID LOTS B, C, AND D WITHIN THIS SHORT PLAT INCLUDES AN EQUAL AND UNDIVIDED RESPONSIBILITY FOR THE MAINTENANCE OF SAID Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov EASEMENT AND THE CONSTRUCTION, MAINTENANCE, REPAIR AND REPLACEMENT OF IMPROVEMENTS CONTAINED THEREIN. 2) Provide Private Sanitary Sewer Easement and Maintenance Agreement NOTE on the short plat map. SAMPLE (for information only) follows — THIS SHORT PLAT CONTAINS AN EASEMENT FOR SANITARY SEWER ACROSS THE NORTHERN MOST 14' OF LOT A FOR THE BENEFIT OF THE OWNERS OF LOTS A & B OF THIS SHORT PLAT. OWNERSHIP OF SAID LOTS A & B WITHIN THIS SHORT PLAT SHALL BE RESPONSIBILITY FOR THE MAINTENANCE OF SAID EASEMENT AND THE CONSTRUCTION, MAINTENANCE, REPAIR AND REPLACEMENT OF IMPROVEMENTS CONTAINED THEREIN. Revise the survey map to address the following: 1) Show and label existing 6-inch private sanitary sewer within the most Northwesterly portion of Lot A and Lot B. See As -Built Sewer Plan — enclosed. 2) Remove sanitary sewer stub for Lot B. Lot B new single-family home & new ADU connects to an existing sanitary sewer to the Northwesterly portion of Lot A and Lot B. 3) Proposed sanitary sewer shall be connected to the existing SSMH within 44th Ave. South and not the sanitary sewer main. 4) Provide sanitary sewer stubs to all single-family homes and ADUs within Lots C & D. 5) Verify if all detached ADUs will have their own water meters w/service lines. Revise the engineering/civil plans to address the following: 1) Provide note on Final short plat map. "Comply with the Geotechnical Engineering Report, by Migizi Group, Inc., dated December 18, 2018; and subsequent geotechnical reports." 2) New legal description for Lot A should include 'subject to' — reference the Private Sanitary Sewer Easement. 3) New legal description for Lot B should include 'together with' — reference the Private Sanitary Sewer Easement. 4) New legal description for Lot B should include 'together with' — reference the 20' Private Access & Utilities Easement. 5) New legal description for Lot C should include 'subject to and together with' — reference the 20' Private Access & Utilities Easement. 6) New legal description for Lot D should include 'subject to' — reference the 20' Private Access & Utilities Easement. 7) Sheet 1 of 3 — Short Plat Number is L18-0117. Parcel nos. are 334740-0900 & 334740-0910. 8) Sheet 2 of 3 — Short Plat Number is L18-0117. Show and label Private 14' Sanitary Sewer Easement. Scale is 1" = 20'. 9) Sheet 2 of 3 — Short Plat Number is L18-0117. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Miscellaneous Comments 1) Owner shall sign with Notary, a Declaration of Covenant for Inspection and Maintenance of Stormwater Facilities and BMP's. Public Works will prepare Covenant for Owner's signature. Covenant will be recorded at King County, after the Public Works Director signs the document. This document shall be part of the future Public Works permit for this Short Plat. 2) Property Owner/Applicant shall pay all recording fees for documents recorded at the King County Recorder's Office. 3) Provide a completed Public Works permit fee estimate sheet as part of the future Public Works permit. (For Public Works activities only including — erosion control, grading, paving, and any other water/sanitary sewer/storm drainage work outside the building — as applicable. (reference PW Bulletin A2) 4) Pavement mitigation fee applies to future Public Works Permit, if street pavement is open cut. Reference Pavement Mitigation Bulletin no. A3. 5) The applicant shall apply for a Public Works (PW) type 'Cl' permit for approval as part of the future short plat infrastructure work. A Street Use will be part of this permit and require bonding, insurance, and a Hold Harmless Agreement; for work within the Public Right -of -Way. 6) Senior Surface Water Engineer is Ryan Larson, P.E., (206) 431-2456 Ryan.Larson@TukwilaWA.gov. Civil Engineer may provide a proposed storm drainage plan to Ryan for his review & discussion. Fire Marshal — Ben Hayman; Ben.Hayman@TukwilaWA.gov 1) It is not clear, from the plans submitted on 1/24/19, where the houses are located on each property? 2) Where is the driveway and how will it access each proposed house? 3) What structures on the property will remain? 4) Is there an ADU already on the property and is it permitted? 5) Need to clearly mark where hydrants are located. 6) What is the driveway plan and dimensions for each of the four houses? 7) Fire Department Access roads are required when any portion of the exterior wall on the first floor is more than 150ft via vehicular travel from fire department vehicle access. TMC 16.16.070 8) Fire Department access roads need to be a minimum of 20ft wide and if the building is over 30ft tall, a 26ft wide access road is required. 9) FYI: Fire Sprinklers are required for residential structures. Planning- Kyle Cotchett; Kvle.Cotchett@tukwilawa.Qov 1) The template used for the site plans is outdated. Please download and use the current template found on the city of Tukwila website. It is located under the "Planning Division Informational Documents" tab. htto://www.tukwilawa.gov/departments/permit-center/ Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 2) Please update the permit number used for the template title block. (L18-0117) 3) Will lots B, C, and D share the same driveway? If so please, prepare a joint use driveway easement and maintenance agreement. 4) The primary residence on Lot A encroaches on the rear 10 ft setback required. The front door facing the side of the property is legal non -conforming. Regardless of this, the front of the property is the portion of the property that faces 44th PL S. The western parcel boundary for Lot B will have to be adjusted so the home on Lot A can meet the setback requirement. 5) As per the site visit on 3/20/19, the applicant stated there is an attached ADU on lot A. Please give detail on how this ADU meets the development standards listed in TMC Chapter 18.50.220. This ADU will also need to be registered with the city. City Council created a one-year amnesty period for registering unpermitted ADU's, which will end in June of 2019. NOTE: fees have been waived for this registration process. 6) The sheds on Lot B will have to be demolished prior to final approval of the short plat and recording with King County. There cannot be accessory structures on a lot that does not have a primary home built on it. i. A separate permit will be needed to demolish the accessory structures. This too can be found online at the Tukwila Permit Center site under "Building Department Application Forms". ii. Once a permit has been submitted to demolish these structures, please remove the sheds from the site plan. 7) As per the site visit on 3/20/19, our urban environmentalist believes there to be a wetland on the private BNSF property to the south of the site. This would mean that there would be a wetland buffer that would extend to a portion of proposed Lot C. We are giving two options for this scenario: i. When developing this land, put in place an informal 40 ft buffer (our lowest wetland buffer size) that originates from the SE corner or roughly from the grove of trees believed to be a wetland on private property. Put up a split rail fence that delineates this border and ensures no development takes place here. We can discuss this option more in person at the Planning Dept. office. OR ii. Hire a wetland biologist to perform a reconnaissance study to further inform the city on the wetland delineation and what rating it should be regulated at. Regardless of what option you choose to pursue, it is in your best interest and in the best interest of a future homeowner not to have development in that area of the property due to the hydrology. Please feel free to contact me with any questions at (206) 433-7166 or Kyle.Cotchett@tukwilawa.gov. Sincerely, Kyle Cotchett Assistant Planner Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov City of Tukwila Department of Community Development LAND TO: ® Building ® Planning Land Use File Number(s) PL18-0102 L18-0117 SHORT PLAT USE PERMIT ROUTING FORM ® Public Works ® Fire Dept. ❑ Police Dept. ❑ Parks/Rec Project: VHAO8 SHORT PLAT Address: 12072 44TH PL S Date transmitted: 01/25/2019 Response requested by: 02/08/2019 Staff coordinator: KYLE COTCHETT 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.) Cz¢2,c,(° i 2 fl c,.1-€44 , r.1 -TRA- I4. I f- - Plan check date: Comments prepared by: Update date: City of Tukwila Department of Community Development LAND TO: ® Building ® Planning Land Use File Number(s) PL18-0102 L18-0117 SHORT PLAT USE PERMIT ROUTING FORM ® Public Works N Fire Dept. ❑ Police Dept. ❑ Parks/Rec Project: VHAO8 SHORT PLAT Address: 12072 44TH PL S Date transmitted: 01/25/2019 Response requested by: 02/08/2019 Staff coordinator: KYLE COTCHETT 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.) 6, £C?loNS 2EQv, Ael> Plan check date: 5 /6 { Comments prepared by: Update date: RECEIVED City of Tukwila Department of Community Development JAN 18 2019 LAND TO: ® Building ® Planning TUKWILA PUBLIC WORKS Land Use File Number(s) PL18-0102 L18-0117 SHORT PLAT USE PERMIT ROUTING FORM ® Public Works M Fire Dept. ❑ Police Dept. ❑ Parks/Rec Project: VHAO8 SHORT PLAT Address: 12072 44TH PL S Date transmitted: 01/25/2019 Response requested by: 02/08/2019 Staff coordinator: KYLE COTCHETT 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.) (!c,v k s <<e. v co,yi vn Plan check date: Comments prepared by: Update date: MEMORANDUM www.tukwila@tukwilawa.gov Development Guidelines and Design and Construction Standards TO: PLANNING DEPT. — Kyle Cotchett, Planner FROM: PUBLIC WORKS DEPT. — David McPherson, Development Engineer david.mcpherson(a,tukwilawa.gov DATE: March 1, 2019 SUBJECT: VHAO8 — 4 Lot Short Plat with 4 ADU at 12072 44th PL South TL nos. 334740-0900 / 334740-0910 Short Plat and Miscellaneous Comments Short Plat — L18-0117 Public Works has the following Preliminary Short Plat comments. 1. Owner/Applicant to complete a Traffic Concurrency Certificate Application and pay a Transportation Concurrency Test Fee in the amount $1,200.00 as part of this Short Plat. (See enclosed.) 2. A Transportation Impact Fee applies to each future Building permit and each future Building (ADU) permit. (see PW Bulletin A3 enclosed) Transportation Impact Fee in Zone 3 is $1,013.88 per single family residence and/or $435.09 per multi family dwelling unit. 3. Provide a draft copy of the Private 20' Access & Utilities Easement and Maintenance Agreement within Lots C and D for the benefit of Lots B, C, and D. (1) This document shall be recorded prior to recording of the Final Short Plat Map, and the recording number be shown on the short plat map. (2) The Private 20' Access & Utilities Easement and Maintenance Agreement should include language stating who will maintain the access road; including pavement, storm drainage, and utilities; and by what portion. (See sample — enclosed.) 4. Provide a draft copy of the Private Sanitary Sewer Easement and Maintenance Agreement within Lot A for the benefit of Lots A and B. (1) This document shall be recorded prior to recording of the Final Short Plat Map, and the recording number be shown on the short plat map. (2) The Private Sanitary Sewer Easement and Maintenance Agreement should include language stating who will maintain the sanitary sewer line, and by what portion. (See sample — enclosed.) Page 1 of 3 Prior to Final Short Plat, the following comments need to be addressed for Public Works. 1. Provide Private 20' Access & Utilities Easement and Maintenance Agreement NOTE on the short plat map. SAMPLE (for information only) follows — THIS SHORT PLAT CONTAINS A 20' ACCESS AND UTILITIES EASEMENT FOR THE BENEFIT OF THE OWNERS OF LOTS B, C, AND D OF THIS SHORT PLAT. OWNERSHIP OF SAID LOTS B, C, AND D WITHIN THIS SHORT PLAT INCLUDES AN EQUAL AND UNDIVIDED RESPONSIBILITY FOR THE MAINTENANCE OF SAID EASEMENT AND THE CONSTRUCTION, MAINTENANCE, REPAIR AND REPLACEMENT OF IMPROVEMENTS CONTAINED THEREIN. 2. Provide Private Sanitary Sewer Easement and Maintenance Agreement NOTE on the short plat map. SAMPLE (for information only) follows — THIS SHORT PLAT CONTAINS AN EASEMENT FOR SANITARY SEWER ACROSS THE NORTHERN MOST 14' OF LOT A FOR THE BENEFIT OF THE OWNERS OF LOTS A & B OF THIS SHORT PLAT. OWNERSHIP OF SAID LOTS A & B WITHIN THIS SHORT PLAT SHALL BE RESPONSIBILITY FOR THE MAINTENANCE OF SAID EASEMENT AND THE CONSTRUCTION, MAINTENANCE, REPAIR AND REPLACEMENT OF IMPROVEMENTS CONTAINED THEREIN. Short Plat Site Development Plan 1. Show and label existing 6-inch private sanitary sewer within the most Northwesterly portion of Lot A and Lot B. See As -Built Sewer Plan — enclosed. 2. Remove sanitary sewer stub for Lot B. Lot B new single-family home & new ADU connects to an existing sanitary sewer to the Northwesterly portion of Lot A and Lot B. 3. Proposed sanitary sewer shall be connected to the existing SSMH within 44th Ave. South and not the sanitary sewer main. 4. Provide sanitary sewer stubs to all single-family homes and ADUs within Lots C & D. 5. Verify if all detached ADUs will have their own water meters w/service lines. Short Plat Survey Map 1. Provide note on Final short plat map. "Comply with the Geotechnical Engineering Report, by Migizi Group, Inc., dated December 18, 2018; and subsequent geotechnical reports." 2. New legal description for Lot A should include `subject to' — reference the Private Sanitary Sewer Easement. 3. New legal description for Lot B should include `together with' — reference the Private Sanitary Sewer Easement. Page 2 of 3 4. New legal description for Lot B should include Access & Utilities Easement. 5. New legal description for Lot C should include the 20' Private Access & Utilities Easement. 6. New legal description for Lot D should include Access & Utilities Easement. 7. Sheet 1 of 3 — Short Plat Number is L18-0117. 0910. 8. Sheet 2 of 3 — Short Plat Number is L18-0117. Easement. Scale is 1" = 20'. 9. Sheet 2 of 3 — Short Plat Number is L18-0117. Miscellaneous Comments `together with' — reference the 20' Private `subject to and together with' — reference `subject to' — reference the 20' Private Parcel nos. are 334740-0900 & 334740- Show and label Private 14' Sanitary Sewer 1. Owner shall sign with Notary, a Declaration of Covenant for Inspection and Maintenance of Stormwater Facilities and BMP's. Public Works will prepare Covenant for Owner's signature. Covenant will be recorded at King County, after the Public Works Director signs the document. This document shall be part of the future Public Works permit for this Short Plat. 2. Property Owner/Applicant shall pay all recording fees for documents recorded at the King County Recorder's Office. 3. Provide a completed Public Works permit fee estimate sheet as part of the future Public Works permit. (For Public Works activities only including — erosion control, grading, paving, and any other water/sanitary sewer/storm drainage work outside the building — as applicable. (reference PW Bulletin A2) 3. Pavement mitigation fee applies to future Public Works Permit, if street pavement is open cut. Reference Pavement Mitigation Bulletin no. A3. 4. The applicant shall apply for a Public Works (PW) type 'Cl' permit for approval as part of the future short plat infrastructure work. A Street Use will be part of this permit and require bonding, insurance, and a Hold Harmless Agreement; for work within the Public Right -of - Way. 5. Senior Surface Water Engineer is Ryan Larson, P.E., (206) 431-2456 Ryan.Larson@TukwilaWA.gov. Civil Engineer may provide a proposed storm drainage plan to Ryan for his review & discussion. Page 3 of 3 After recording please return to: VHA08, LLC 12072 44'1' PL South Tukwila, WA 98178 PRIVATE 20' ACCESS & UTILITIES EASEMENT AND MAINTENANCE AGREEMENT Reference City of Tukwila Short Plat No. L18-0117 GRANTOR: VHA08, LLC (Owner of Lots 1, 2, 3, and 4 — City of Tukwila Short Plat no. L18- 0117) GRANTEE: VHA08, LLC (Owner of Lots 1, 2, 3, and 4 — City of Tukwila Short Plat no. L18- 0117) Grantor Legal Description A PORTION OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: Grantor - Assessors Tax Parcel Nos. 334740-0900 / 334740-0910 Grantee Legal Description A PORTION OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: Grantee - Assessors Tax Parcel Nos. 334740-0900 / 334740-0910 THIS EASEMENT AGREEMENT is made and entered into by and between the undersigned owner (grantor) in fee simple of the land described herein. And is for the benefit of the Grantee's property. Page 1 of 3 For and in consideration of the mutual covenants, an agreement hereinafter expressed and other good and valuable considerations, in hand paid, receipt of which is hereby acknowledged, the parties hereto agree as follows: 1. The owner of the above described land does hereby define, grant and convey to the present and future owner(s) (Grantee) of the land described as follows: An exclusive perpetual Private 20' Access & Utilities Easement over, across, along, in, upon and under that portion of said Grantor's land described as follows: PRIVATE 20' ACCESS AND UTILITIES EASEMENT OVER A PORTION OF LOTS C AND D OF CITY OF TUKWILA SHORT PLAT L19-0117 LEGAL DESCRIPTION OF PRIVATE 20' ACCESS AND UTILITIES EASEMENT AREA: 2. This easement is for the sole purpose of the construction, use and maintenance of a Private 20' Access & Utilities Easement. 3. Grantee shall install any improvements in said Private 20' Access & Utilities Easement at its sole cost and expense and shall continue to maintain and shall continue to bear all cost of repair and maintenance or repair of said Private 20' Access & Utilities Easement. 4. Grantee shall hold Grantor harmless from and against any and all claims which may be made against Grantor arising out of the installation, operation, maintenance or repair or said Private 20' Access & Utilities Easement. 5. The herein easement and agreement may be amended only with the written agreement of the Grantee herein, his heirs and/or assigns. This easement agreement shall run with the land and shall be binding on all parties having or acquiring any right, title or interest in the land descried herein or any part thereof. It is the intent of the GRANTOR that this agreement shall not be extinguished by the doctrine of merger. Page 2 of 3 IN WITNESS WHEREOF, said individual have caused this instrument to be executed this day of , 2019. Grantor / Grantee / Authorized Signature STATE OF WASHINGTON) )ss. COUNTY OF KING ) I certify I know or have satisfactory evidence that is the person who appeared before me, and said person acknowledged that he/she signed this instrument on oath stated that he/she was authorized to execute the instrument and acknowledge as the of VHA08, LLC, a limited liability company, to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. Dated Notary Public in and for the State of Washington residing at My appointment expires Page 3 of 3 After recording return document to: VHA08, LLC 12072 44'h PL South Tukwila, WA 98178 PRIVATE SANITARY SIDE SEWER EASEMENT AND MAINTENANCE AGREEMENT GRANTOR: VHA08, LLC (Owner of Lots 1, 2, 3, and 4 — City of Tukwila Short Plat no. L18- 0117) GRANTEE: VHA08, LLC (Owner of Lots 1, 2, 3, and 4 — City of Tukwila Short Plat no. L18- 0117) Grantor Legal Description A PORTION OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: Grantor - Assessors Tax Parcel Nos. 334740-0900 / 334740-0910 Grantee Legal Description A PORTION OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: Grantee - Assessors Tax Parcel Nos. 334740-0900 / 334740-0910 Page 1 of 3 THIS EASEMENT AGREEMENT is made and entered into by and between the undersigned owner (grantor) in fee simple of the land described herein. And is for the benefit of the Grantee. For and in consideration of the mutual covenants, an agreement hereinafter expressed and other good and valuable considerations, in hand paid, receipt of which is hereby acknowledged, the parties hereto agree as follows: 1. The owner of the above described land does hereby define, grant and convey to the present and future owner(s) (Grantee) of the land described as follows: An exclusive perpetual Private Sanitary Side Sewer Easement over, across, along, in, upon and under that portion of said Grantor's land described as follows: A STRIP OF LAND LYING WITHIN THE NORTHWESTERY MOST 14 FEET OF THE FOLLOWING DESCRIBED PARCEL; A PORTION OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: 2. This easement is for the sole purpose of the construction, use and maintenance of Sanitary Side lines, together with the right of ingress and egress for said construction, use and maintenance. 3. Grantee shall install said Sanitary Side Sewer at their sole cost and expense and shall continue to maintain and shall continue to bear all cost of repair and maintenance or repair of said Sanitary Side Sewer. 4. Grantee shall hold Grantor harmless from and against any and all claims which may be made against Grantor arising out of the installation, operation, maintenance or repair of said Sanitary Side Sewer. 5. The herein easement and agreement may be amended only with the written agreement of the Grantee herein. This easement agreement shall run with the land and shall be binding on all parties having or acquiring any right, title or interest in the land descried herein or any part thereof. It is the intent of the GRANTOR that this agreement shall not be extinguished by the doctrine of merger. Page 2 of 3 IN WITNESS WHEREOF, said individual have caused this instrument to be executed this day of , 2019. Grantor / Grantee / Authorized Signature STATE OF WASHINGTON) )ss. COUNTY OF KING ) I certify I know or have satisfactory evidence that is the person who appeared before me, and said person acknowledged that he signed this instrument on oath stated that he was authorized to execute the instrument and acknowledge as the of the VHA08, LLC, a Washington State limited liability company, to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. Dated Notary Public in and for the State of Washington residing at My appointment expires Page 3 of 3 City of Tukwila Department of Community Development Land Use File Number(s) PL18-0102 L18-0117 SHORT PLAT LAND USE PERMIT ROUTING FORM TO: ® Building M Planning ® Public Works ® Fire Dept. ❑ Police Dept. ❑ Parks/Rec Project: VHAO8 SHORT PLAT Address: 12072 44TH PL S Date transmitted: 01/25/2019 Response requested by: 02/08/2019 Staff coordinator: KYLE COTCHETT 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: /{�/ g pommedtb Update date: prepared by: / / Preliminary Drainage Report 12072 44th P1 S Tukwila, Washington 98178 King County P/Ns 334740900 and 3347400910 December 20; 2018 1 prepared for: i ' Ken Pham` • 16009 D sNMoines-Mernorial Dr S Burien, Washington 98148 (206) 778-6859 prepared by: Migizi Group, Inc. PO Box 44840 Tacoma, Washington 98448 (253) 537-9400 MGI Project P1502-T18 cENE° 0 24 go mmo\t'i peveloPn1ent Preliminary Drainage Report 516 SW Ambaum Blvd Burien, Washington King County P/N 1219000044 December 10, 2018 P1501-T18 Prepared For: Ken Pham 16009 Des Moines Memorial Dr S Burien, Washington 98148 206-778-6859 Prepared By: Migizi Group, Inc. PO Box 44840 Tacoma, WA 98448 253-537-9400 TABLE OF CONTENTS Page No. CERTIFICATION 1 INTRODUCTION/PROJECT REVIEW 2 SECTION 1 2 Existing Conditions 2 Proposed Conditions 2 SECTION 2 3 Conditions and Requirements Summary 3 SECTION 3 3 Offsite Analysis 3 SECTION 4 4 Flow Control and Water Quality Facility Analysis Design 4 Existing Site Hydrology 4 Developed Site Hydrology 4 Water Quality System 4 SECTION 5 5 Conveyance System Analysis and Design 5 SECTION 6 5 Special Reports 5 SECTION 7 5 Other Permits 5 SECTION 8 5 CSWPPP Analysis and Design 5 SECTION 9 5 Bond Quantities 5 SECTION 10 5 Operation and Maintenance Manual 5 List of Figures Figure 1: Topographic and Location Map APPENDICES APPENDIX A — Hydrology/Flow and WQ Drainage Design APPENDIX B — Special Reports APPENDIX C — Proposed Preliminary Site Plan i MIGIZI GROUP, INC. PO Box 44840 PHONE (253) 537-9400 Tacoma, Washington 98448 FAX (253) 537-9401 CERTIFICATION I herby certify that this Drainage and Erosion Control Plan for the Pham Short Plat has been prepared by me or under my supervision and meets minimum standards of Burien and normal standards of engineering practice. I understand that the County does not and will not assume liability for the sufficiency, suitability or performance of the drainage facilities designed by me. Page 1 of 5 Pham —12072 44th P1 S, Tukwila, WA December 20, 2018 Preliminary Drainage Report P1502-T18 INTRODUCTION/PROJECT OVERVIEW This report is intended to meet the stormwater requirements of Tukwila for the construction of a 4 lot short plat. The subject property is located at 12072 44th PI S in Tukwila in King County, Washington as shown on the attached Topographic and Location Map, Figure 1. The parcel numbers are 334740900 and 3347400910. A site visit was conducted on November 27, 2018. Legal Description: HILLMANS MEADOW GARDENS DIV # 1 LESS N P R/W SECTION 1 Existing Conditions The project site is an approximately 0.96 acre rectangular shaped parcel located on the east side of 44th PI S in Tukwila, Washington. The property has an existing home on one parcel and the second parcel is mowed lawn. This area of the city has been built out since approximately the 1950s and has largely been in its current state since then. Site slopes are less than 2 percent on average. The site is in the Duwamish River drainage basin and Duwamish/Green River watershed. The site soils are topsoil overlaying alluvium consisting of heavily mottled silty sands and silts. Proposed Conditions Plans call for splitting the lot into 4 separate lots, associated driveways, and utilities. Existing Impervious Areas sf acres % Home 2,816 0.065 6.73% Driveway (2,000 sf to be removed) 4,549 0.104 10.88% Sheds and patios (to be removed) 2,765 0.063 6.61% 10,130 0.233 24.22% Proposed Impervious Areas Lot B 4,000 0.092 9.57% Lot C 4,000 0.092 9.57% Lot D 4,000 0.092 9.57% Access Road 3,150 0.072 7.53% 15,150 0.348 36.23% Area to be Cleared Site Area 30,813 0.707 73.68% 41,818 0.960 Based on the total new and replaced impervious surfaces of approximately 15,150 sf, Minimum Requirements #1 through #8 and all 5 special requirements apply to this project. Migizi Group, Inc. Page 2 of 5 Pham — 12072 44'h PI S, Tukwila, WA December 20, 2018 Preliminary Drainage Report P1502-T18 SECTION 2 Conditions and Requirements Summary This project has soil with limited infiltration capacity in the upper soils and little to no infiltration capacity at depth. SECTION 3 Offsite Analysis During our offsite analysis on November 27, 2018, we found no noticeable problems. Our analysis included the following: • Capacity Problems: We propose to detain all roof runoff to existing conditions and infiltration driving surfaces. • Flooding: The site does not have a history of flooding and is mapped outside of the 100 yr flood plain. • Upland Erosion/Landslide Hazards: The site has a low erosion and landslide hazard. • Channel Erosion/Outfall Location: None noted. • Violations of surface quality water standards: None noted. • No drainage systems were noted nearby other than the city storm system. There are no stream inlets or outlets in the project area. • Groundwater is expected to remain approximately 10 feet below existing grades and dewatering is not expected for this site. Migizi Group, Inc. Page 3 of 5 Pham —12072 44th PI S, Tukwila, WA December 20, 2018 Preliminary Drainage Report P1502-T18 SECTION 4 Flow Control and Water Quality Facility Analysis Design The existing and proposed impervious surfaces are shown in the table below. Existing Impervious Areas sf acres % Home 2,816 0.065 6.73% Driveway (2,000 sf to be removed) 4,549 0.104 10.88% Sheds and patios (to be removed) 2,765 0.063 6.61% 10,130 0.233 24.22% Proposed Impervious Areas Lot B 4,000 0.092 9.57% Lot C 4,000 0.092 9.57% Lot D 4,000 0.092 9.57% Access Road 3,150 0.072 7.53% 15,150 0.348 36.23% Area to be Cleared 30,813 0.707 73.68% Site Area 41,818 0.960 Existing Site Hydrology Site hydrology currently flows to the west and into the city storm system. The surface water currently sheet flows across the property or infiltrates into the ground. Infiltration facilities are not recommended for this site. Developed Site Hydrology We propose to have each lot deal with onsite runoff to the extent feasible on the lot itself when homes are chosen for each lot. For the access road we propose to tightline and connect to the city storm system. A stormwater stub will be placed on each property in the event it is needed connecting to the road drainage system. Water Quality System The project site is located in a basic water quality area. The amount of pollution generating impervious surface (PGIS) is less than the threshold of 5,000 sf. Runoff treatment of the PGIS is not required for this project. In our opinion, the site does not pose a water quality issue. Migizi Group, Inc. Page 4 of 5 Pham —12072 44'h PI S, Tukwila, WA December 20, 2018 Preliminary Drainage Report P1502-T18 SECTION 5 Conveyance System Analysis and Design Piping will be sized appropriately to handle site flows. SECTION 6 Special Reports The geotechnical evaluation is attached to this report in Appendix B. SECTION 7 Other Permits As required for utilities and construction. SECTION 8 CSWPPP Analysis and Design A CSWPPP will be prepared post comments. SECTION 9 Bond Quantities As required. SECTION 10 Operation and Maintenance Manual An operation and maintenance manual will be created post comments. Migizi Group, Inc. 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CHEC EDe I V101 APPROVEDe CONSULTING ENGINEERS Al MIMI MORE NITRI RHR 700 SEATRL iJS*S ON WISP • WIG) N•4-0 00 APPENDIX B SPECIAL REPORTS Geotechnical Engineering Report Geotechnical Engineering Report Proposed Residence 12072 44th Place South Tukwila, Washington 98178 P/Ns 3347400900 and 3347400910 December 18, 2018 ' prepared r: fop �7 ken. Pham' . 16009 Des-Moines'Mernorial Dr S Burien, Washington 98148 (206) 778-6859 prepared by: Migizi Group, Inc. PO Box 44840 Tacoma, Washington 98448 (253) 537-9400 MGI Project P1502-T18 TABLE OF CONTENTS Page No. 1.0 SITE AND PROJECT DESCRIPTION 1 2.0 EXPLORATORY METHODS 2 2.1 Test Pit Procedures 2 3.0 SITE CONDITIONS 3 3.1 Surface Conditions 3 3.2 Soil Conditions 3 3.3 Groundwater Conditions 4 3.4 Infiltration Conditions 4 3.5 Seismic Conditions 4 3.6 Liquefaction Potential 4 4.0 CONCLUSIONS AND RECOMMENDATIONS 5 4.1 Site Preparation 6 4.2 Spread Footings 7 4.3 Slab -On -Grade -Floors 9 4.4 Drainage Systems 9 4.5 Asphalt Pavement 10 4.6 Structural Fill 11 4.7 Soil Cement Pavement Subbase 12 5.0 RECOMMENDED ADDITIONAL SERVICES 12 6.0 CLOSURE 13 List of Tables Table 1. Approximate Locations and Depths of Explorations 2 List of Figures Figure 1. Topographic and Location Map Figure 2. Site and Exploration Plan APPENDIX A Soil Classification Chart and Key to Test Data A-1 Logs of Test Pits TP-1 and TP-2 A-2...A-3 MIGIZI GROUP, INC. PO Box 44840 PHONE (253) 537-9400 Tacoma, Washington 98448 FAX (253) 537-9401 December 18, 2018 Ken Pham 16009 Des Moines Memorial Dr S Burien, Washington 98148 (206) 778-6859 Subject: Geotechnical Engineering Report Proposed Residence 12072 44th Place South Tukwila, Washington 98178 P/Ns 3347400900 and 3347400910 MGI Project P1502-T18 Dear Mr. Pham: Migizi Group, Inc. (MGI) is pleased to submit this report describing the results of our geotechnical engineering evaluation for the proposed residences to be located at 12072 44th P1 S in Tukwila, Washington. This report has been prepared for the exclusive use of Ken Pham, and his consultants, for specific application to this project, in accordance with generally accepted geotechnical engineering practice. 1.0 SITE AND PROJECT DESCRIPTION The project site is composed of two adjacent rectangular tax parcels totaling approximately 0.96 acres, located along the northeast side of 44th PIS, southwest of I-5 in Tukwila, Washington, as shown on the enclosed Topographic and Location Map (Figure 1). The project area is elongated from northeast to southwest, spanning ± 255 feet in this direction; both lots are 80 feet wide, for a total of 160 feet for the whole project area width. The northwestern parcel with PN 3347400900 is currently fully developed with a 2-bedroom single family home, and the remaining parcel with PN 3347400910 is undeveloped. Improvement plans involve converting the two parcels into a four -lot short plat, with a 20-foot-wide access and utility easement through the currently undeveloped parcel toward 44th P1 S. The four proposed lots, identified with the letters A, B, C, and D, will be between 7,000 and 12,000 square feet each. Lot A will encompass the existing residence and the remaining backyard space will be converted to Lot B. The currently undeveloped parcel will be split into Lots C and D. Page 1 of 13 Pham — Proposed Residence, 12072 441h Place South, Tukwila, WA December 18, 2018 Geotechnical Engineering Report P1502-T18 2.0 EXPLORATORY METHODS We explored surface and subsurface conditions at the project site on November 27, 2018. Our exploration and evaluation program comprised the following elements: • Surface reconnaissance of the site; • Two test pit explorations (designated TP-1 and TP-2) advanced on November 27, 2018; and • A review of published geologic and seismologic maps and literature. Table 1 summarizes the approximate functional locations and termination depths of our subsurface explorations, and Figure 2 depicts their approximate relative locations. The following sections describe the procedures used for excavation of the test holes. TABLE 1 APPROXIMATE LOCATIONS AND DEPTHS OF EXPLORATIONS Exploration Functional Location Termination Depth (feet) TP-1 TP-2 ± 70 ft SW of trees lining back of lot, equidistant from fences lining length of lot ± 60 ft NW of pavement on 44th PI S, equidistant from fences lining length of lot 10 11 The specific numbers and locations of our explorations were selected in relation to the existing site features, under the constraints of surface access, underground utility conflicts, and budget considerations. It should be realized that the explorations performed and utilized for this evaluation reveal subsurface conditions only at discrete locations across the project site and that actual conditions in other areas could vary. Furthermore, the nature and extent of any such variations would not become evident until additional explorations are performed or until construction activities have begun. If significant variations are observed at that time, we may need to modify our conclusions and recommendations contained in this report to reflect the actual site conditions. 2.1 Test Pit Procedures Our exploratory test pits were excavated with a rubber -tracked, mid -sized excavator operated by an excavation contractor under subcontract to MGI. An engineering geologist from our firm observed the test pit excavations, collected soil samples, and logged the subsurface conditions. The enclosed test pit logs indicate the vertical sequence of soils and materials encountered in our test pits, based on our field classifications. Where a soil contact was observed to be gradational or undulating, our logs indicate the average contact depth. We estimated the relative density and consistency of the in -situ soils by means of the excavation characteristics and the stability of the test pit sidewalls. Our logs also indicate the approximate depths of any sidewall caving or groundwater seepage observed in the test pits. The soils were classified visually in general accordance with the system described in Figure A-1, which includes a key to the exploration log. Summary logs of our explorations are included as Figures A-2 through A-3. Migizi Group, Inc. Page 2 of 13 Pham — Proposed Residence, 12072 44'h Place South, Tukwila, WA December 18, 2018 Geotechnical Engineering Report P1502-T18 3.0 SITE CONDITIONS The following sections present our observations, measurements, findings, and interpretations regarding surface, soil, groundwater, and infiltration conditions. 3.1 Surface Conditions As previously indicated, the project site is composed of two adjacent rectangular tax parcels totaling approximately 0.96 acres, located along the northeast side of 44th PIS, southwest of I-5 in Tukwila, Washington. The project area is elongated from northeast to southwest, spanning ± 255 feet in this direction; both lots are 80 feet wide, for a total width of 160 feet for the whole project area. The northwestern parcel is currently fully developed and the southeastern parcel is undeveloped. The project area is bounded by 44th P1 S to the southwest, by residential properties to the northwest and southeast, and by a BNSF Railway Co. yard to the northeast. The project area is topographically flat with no fluctuations in elevation. Vegetation onsite consists primarily of tall grasses and several mature evergreen trees lining the rear end of the lot, separating the project site from the BNSF yard. No hydrologic features were observed on site, such as seeps, springs, ponds and streams. 3.2 Soil Conditions Our subsurface explorations revealed relatively consistent subsurface conditions across the project site. In general, soils encountered on site comprised alluvium deposited by the nearby Duwamish River; with the project area being located within its archaic flood plain. Alluvium generally consists of poorly consolidated sediments comprising silty sand, silt, and silt with intermittent peat deposits. Native soils encountered onsite generally varied between silty sand and silt with sand lenses. More fine-grained soils were typically observed within the lowest 5 to 6 feet of the site soil column; grain size tended to decrease with depth. The majority of coarser -grained sediments encountered in the upper soil column displayed some degree of mottling, indicating the region's propensity to hold water rather than transmit vertically. Existing native soils were generally in a loose to medium dense/stiff in -situ condition, with the relative density of soils increasing with depth. In the Geologic Map of the Des Moines 7.5' Quadrangle, King County, Washington, as prepared by the United States Department of the Interior (USDI) (2004), the project site is mapped as containing Qal, or alluvium. This soil group reportedly formed from alluvial flood plain deposits of the Duwamish River, and includes moderately well sorted deposits of cobble gravel, pebbly sand, and sandy silt. Our field observations generally correspond with the site classification performed by the USDI, granted that only silt and silty sand exist onsite. The enclosed exploration logs (Appendix A) provide a detailed description of the soil strata encountered in our subsurface explorations. Migizi Group, Inc. Page 3 of 13 Pham — Proposed Residence, 12072 44'h Place South, Tukwila, WA December 18, 2018 Geotechnical Engineering Report P1502-T18 3.3 Groundwater Conditions We encountered rapid groundwater seepage in both of our subsurface explorations on November 27, 2018 at depths of 9 and 10' feet, resulting in 6 to 12 inches of standing water in each test pit. Given the fact that our subsurface explorations were performed in what is generally considered the wet season (November through April), we do not anticipate that groundwater levels will rise much higher than that which we observed. 3.4 Infiltration Conditions As indicated in the Soil Conditions section of this report, the site is underlain by alluvial flood plain deposits originating from the nearby Duwamish River. Given the shallow groundwater depths and localized consistency of native soils across the project area, it would be extremely difficult to accurately design any infiltration system. As such, we do not believe that infiltration design is feasible for this project and site produced stormwater should be diverted to an existing storm system along 44th P1 S or managed through another appropriate means. 3.5 Seismic Conditions Based on our analysis of subsurface exploration logs and our review of published geologic maps, we interpret the onsite soil conditions to generally correspond with site class E, as defined by Table 20.3-1 in ASCE 7, per the 2015 International Building Code (IBC). Using 2015 IBC information on the USGS Design Summary Report website, Risk Category I/II/III seismic parameters for the site are as follows: Ss= 1.502 g SMs = 1.352 g Sos = 0.901 g Si = 0.564 g SMI =1.352 g Soy = 0.902 g Using the 2015 IBC information, MCER Response Spectrum Graph on the USGS Design Summary Report website, Risk Category I/II/III, Sa at a period of 0.2 seconds is 1.36 g and Sa at a period of 1.0 seconds is 1.36 g. The Design Response Spectrum Graph from the same website, using the same IBC information and Risk Category, Sa at a period of 0.2 seconds is 0.90 g and Sa at a period of 1.0 seconds is 0.90 g. 3_6 Liquefaction Potential Liquefaction is a sudden increase in pore water pressure and a sudden loss of soil shear strength caused by shear strains, as could result from an earthquake. Research has shown that saturated, loose, fine to medium sands with a fines (silt and clay) content less than about 20 percent are most susceptible to liquefaction. Poorly consolidated fine silty sands were encountered throughout the upper 5 to 6 feet of both subsurface explorations and are potentially liquefiable. It is our opinion that there is a moderate to high liquefaction hazard within the project area. Migizi Group, Inc. Page 4 of 13 Pham — Proposed Residence, 12072 44'h Place South, Tukwila, WA December 18, 2018 Geotechnical Engineering Report P1502-T18 4.0 CONCLUSIONS AND RECOMMENDATIONS Improvement plans involve separating the two existing tax parcels into four lots identified as A, B, C, and D. The existing 2-bedroom residence will occupy proposed lot A and the current backyard area will be converted to proposed lot B. A 20-foot-wide access and utility easement will cut through proposed lots C and D, connecting to 44th P1 S. We offer these recommendations: • Feasibility: Based on our field explorations, research, and evaluations, the proposed structures and pavements appear feasible from a geotechnical standpoint. • Foundation Options: Over -excavation of spread footing subgrades to a depth of 3 feet and the construction of structural fill bearing pads will be necessary for foundation support of the proposed residences. If foundation construction occurs during wet conditions, it is likely that a geotextile fabric and/or a thin layer of quarry spalls, placed between bearing pads and native soils, will also be necessary. Recommendations for spread footings are provided in Section 4.2. • Floor Options: For the proposed residences, we recommend over -excavation of slab - on -grade floor subgrades to a minimum depth of 11/2 feet, then placement of properly compacted structural fill as a floor subbase. If floor construction occurs during wet conditions, it is likely that a geotextile fabric and/or a thin layer of quarry spalls, placed between the structural fill floor subbase and native soils, will be necessary. Recommendations for slab -on -grade floors are included in Section 4.3. Fill underlying floor slabs should be compacted to 95 percent (ASTM:D-1557). • Pavement Sections: After removal of any organics, we recommend a conventional pavement section comprising an asphalt concrete pavement over a crushed rock base course over a properly prepared (compacted) subgrade or a granular subbase. Given the relative loose/soft soil conditions observed across the site, we recommend the over -excavation of 24 inches of the existing subgrade material underlying the proposed pavement sections and replacement with a suitable structural fill subbase. All soil subgrades below 24 inches should be thoroughly compacted, then proof - rolled with a loaded dump truck or heavy compactor. Any localized zones of yielding subgrade disclosed during this proof -rolling operation should be over excavated to an additional maximum depth of 12 inches and replaced with a suitable structural fill material. The following sections of this report present our specific geotechnical conclusions and recommendations concerning site preparation, spread footings, slab -on -grade floors, drainage systems, asphalt pavement, structural fill, and soil cement pavement subbase. The Washington State Department of Transportation (WSDOT) Standard Specifications and Standard Plans cited herein refer to WSDOT publications M41-10, Standard Specifications for Road, Bridge, and Municipal Construction, and M21-01, Standard Plans for Road, Bridge, and Municipal Construction, respectively. Migizi Group, Inc. Page 5 of 13 Pham — Proposed Residence, 12072 44th Place South, Tukwila, WA December 18, 2018 Geotechnical Engineering Report P1502-T18 4_1 Site Preparation Preparation of the project site should involve erosion control, temporary drainage, clearing, stripping, excavations, dewatering, cutting, subgrade compaction, and filling. Erosion Control: Before new construction begins, an appropriate erosion control system should be installed. This system should collect and filter all surface water runoff through silt fencing. We anticipate a system of berms and drainage ditches around construction areas will provide an adequate collection system. Silt fencing fabric should meet the requirements of WSDOT Standard Specification 9-33.2 Table 3. In addition, silt fencing should embed a minimum of 6 inches below existing grade. An erosion control system requires occasional observation and maintenance. Specifically, holes in the filter and areas where the filter has shifted above ground surface should be replaced or repaired as soon as they are identified. Temporary Drainage: We recommend intercepting and diverting any potential sources of surface or near -surface water within the construction zones before stripping begins. Because the selection of an appropriate drainage system will depend on the water quantity, season, weather conditions, construction sequence, and contractor's methods, final decisions regarding drainage systems are best made in the field at the time of construction. Based on our current understanding of the construction plans, surface and subsurface conditions, we anticipate that curbs, berms, or ditches placed around the work areas will adequately intercept surface water runoff. Clearing and Stripping: After surface and near -surface water sources have been controlled, sod, topsoil, and root -rich soil should be stripped from the site. Our explorations and field observations indicate that the topsoil horizon is at least 12 inches in the undeveloped portion of the project site. Stripping is best performed during a period of dry weather. Site Excavations: Based on our explorations, we expect that excavations will encounter loose/soft to medium dense/stiff silty, sandy alluvial soils which can be easily excavated using standard excavation equipment. Dewatering: Groundwater was observed in both test pit explorations at 9 feet and 101/2 feet. Given the fact that our test pit explorations were performed in what is generally considered the rainy season, we do not anticipate that groundwater levels will rise higher than that which we observed, nor do we anticipate that groundwater will adversely affect the proposed development. If groundwater is encountered at depths higher than reported, we anticipate that an internal system of ditches, sumpholes, and pumps will be adequate to temporarily dewater excavations. Temporary Cut Slopes: All temporary soil slopes associated with site cutting or excavations should be adequately inclined to prevent sloughing and collapse. Temporary cut slopes in site soils should be no steeper than 11/2H:1 V, and should conform to Washington Industrial Safety and Health Act (WISHA) regulations. Subgrade Compaction: Exposed subgrades for the foundations of the planned additions should be compacted to a firm, unyielding state before new concrete or fill soils are placed. Any localized Migizi Group, Inc. Page 6 of 13 Pham — Proposed Residence, 12072 44'h Place South, Tukwila, WA December 18, 2018 Geotechnical Engineering Report P1502-T18 zones of looser granular soils observed within a subgrade should be compacted to a density commensurate with the surrounding soils. In contrast, any organic, soft, or pumping soils observed within a subgrade should be overexcavated and replaced with a suitable structural fill material. Site Filling: Our conclusions regarding the reuse of onsite soils and our comments regarding wet - weather filling are presented subsequently. Regardless of soil type, all fill should be placed and compacted according to our recommendations presented in the Structural Fill section of this report. Specifically, building pad fill soil should be compacted to a uniform density of at least 95 percent (based on ASTM:D-1557). Onsite Soils: We offer the following evaluation of these onsite soils in relation to potential use as structural fill: • Surficial Organic Soil and Organic -Rich Fill Soils: Where encountered, surficial organic soils, like duff, topsoil, root -rich soil, and organic -rich fill soils are not suitable for use as structural fill under any circumstances, due to high organic content. Consequently, this material can be used only for non-structural purposes, such as in landscaping areas. • Alluvial Silt and Silty Sand: The alluvial silty sand that underlies the site is very moisture sensitive and will be difficult or impossible to reuse during most weather conditions. The majority of this soil type is currently above the optimum moisture content and will not compact adequately unless extensively aerated. Permanent Slopes: All permanent cut slopes and fill slopes should be adequately inclined to reduce long-term raveling, sloughing, and erosion. We generally recommend that no permanent slopes be steeper than 2H:1V. For all soil types, the use of flatter slopes (such as 21/2H:1V) would further reduce long-term erosion and facilitate revegetation. Slope Protection: We recommend that a permanent berm, swale, or curb be constructed along the top edge of all permanent slopes to intercept surface flow. Also, a hardy vegetative groundcover should be established as soon as feasible, to further protect the slopes from runoff water erosion. Alternatively, permanent slopes could be armored with quarry spalls or a geosynthetic erosion mat. 4_2 Spread Footings In our opinion, conventional spread footings will provide adequate support for the proposed warehouse building if the subgrade is properly prepared. Due to the soft soils underlying the site, over -excavation of spread footing subgrades, to a depth of 3 feet, and the construction of structural fill bearing pads will be necessary for foundation support of the new structures. Footing Depths and Widths: For frost and erosion protection, the bases of all exterior footings should bear at least 18 inches below adjacent outside grades, whereas the bases of interior footings need bear only 12 inches below the surrounding slab surface level. To reduce post -construction settlements, continuous (wall) and isolated (column) footings should be at least 16 and 24 inches wide, respectively. Migizi Group, Inc. Page 7 of 13 Pham — Proposed Residence, 12072 441h Place South, Tukwila, WA December 18, 2018 Geotechnical Engineering Report P1502-T18 Bearing Subgrades: Structural fill bearing pads, 3 feet thick and compacted to a density of at least 95 percent (based on ASTM: D-1557), should underlie spread footings for the structures. If foundation construction occurs during wet conditions, it is possible that a geotextile fabric, placed between the bearing pad and native soils, will be necessary. In general, before footing concrete is placed, any localized zones of loose soils exposed across the footing subgrades should be compacted to a firm, unyielding condition, and any localized zones of soft, organic, or debris -laden soils should be over -excavated and replaced with suitable structural fill. Structural fill bearing pads should be compacted to a density of at least 95 percent (based on ASTM: D-1557) Lateral Overexcavations: Because foundation stresses are transferred outward as well as downward into the bearing soils, all structural fill placed under footings, should extend horizontally outward from the edge of each footing. This horizontal distance should be equal to the depth of placed fill. Therefore, placed fill that extends 3 feet below the footing base should also extend 3 feet outward from the footing edges. Subgrade Observation: All footing subgrades should consist of firm, unyielding, native soils, or structural fill materials that have been compacted to a density of at least 95 percent (based on ASTM:D-1557). Footings should never be cast atop loose, soft, or frozen soil, slough, debris, existing uncontrolled fill, or surfaces covered by standing water. Bearing Pressures: In our opinion, for static loading, footings that bear on a properly prepared subgrade, or structural fill bearing pads can be designed for a preliminary allowable soil bearing pressure of 1,500 psf. A one-third increase in allowable soil bearing capacity may be used for short- term loads created by seismic or wind related activities. Footing Settlements: Assuming that structural fill soils are compacted to a medium dense or denser state, we estimate that total post -construction settlements of properly designed footings bearing on properly prepared subgrades will not exceed 1 inch under static conditions. Differential settlements for comparably loaded elements may approach one-half of the actual total settlement over horizontal distances of approximately 50 feet. Footing Backfill: To provide erosion protection and lateral load resistance, we recommend that all footing excavations be backfilled on both sides of the footings and stemwalls after the concrete has cured. Either imported structural fill or non -organic onsite soils can be used for this purpose, contingent on suitable moisture content at the time of placement. Regardless of soil type, all footing backfill soil should be compacted to a density of at least 90 percent (based on ASTM:D-1557). Lateral Resistance: Footings that have been properly backfilled as recommended above will resist lateral movements by means of passive earth pressure and base friction. We recommend using an allowable passive earth pressure of 225 psf and an allowable base friction coefficient of 0.35 for site soils. Migizi Group, Inc. Page 8 of 13 Pham — Proposed Residence, 12072 44th Place South, Tukwila, WA December 18, 2018 Geotechnical Engineering Report P1502-T18 4.3 Slab -On -Grade Floors In our opinion, soil -supported slab -on -grade floors can be used if the subgrades are properly prepared. We offer the following comments and recommendations conceming slab -on -grade floors. Floor Subbase: For the proposed warehouse building, we recommend over -excavation of slab -on - grade floor subgrades to a minimum depth of 11/2 feet, then placement of properly compacted structural fill as a floor subbase. If floor construction occurs during wet conditions, it is likely that a geotextile fabric and/or a thin layer of quarry spalls, placed between the structural fill floor subbase and native soils, will be necessary. All subbase fill should be compacted to a density of at least 95 percent (based on ASTM:D-1557). Capillary Break and Vapor Barrier: To retard the upward wicking of moisture beneath the floor slab, we recommend that a capillary break be placed over the 12-inch subbase. Ideally, this capillary break would consist of a 4-inch-thick layer of pea gravel or other clean, uniform, well-rounded gravel, such as "Gravel Backfill for Drains" per WSDOT Standard Specification 9-03.12(4), but clean angular gravel can be used if it adequately prevents capillary wicking. In addition, a layer of plastic sheeting (such as Crosstuff, Visqueen, or Moistop) should be placed over the capillary break to serve as a vapor barrier. During subsequent casting of the concrete slab, the contractor should exercise care to avoid puncturing this vapor barrier. 4_4 Drainage Systems We offer the following recommendations and comments for drainage design for construction purposes. Perimeter Drains: We recommend that the proposed residences, where applicable, be encircled with a perimeter drain system to collect seepage water. This drain should consist of a 4-inch- diameter perforated pipe within an envelope of pea gravel or washed rock, extending at least 6 inches on all sides of the pipe, and the gravel envelope should be wrapped with filter fabric to reduce the migration of fines from the surrounding soils. Ideally, the drain invert would be installed no more than 8 inches above the base of the perimeter of the mat foundation. Discharge Considerations: If possible, all perimeter drains should discharge to a municipal storm drain, or other suitable location by gravity flow. Check valves should be installed along any drainpipes that discharge to a sewer system, to prevent sewage backflow into the drain system. Runoff Water: Roof -runoff and surface -runoff water should not discharge into the perimeter drain system. Instead, these sources should discharge into separate tightline pipes and be routed away from the building to a storm drain or other appropriate location. Grading and Capping: Final site grades should slope downward away from the building so that runoff water will flow by gravity to suitable collection points, rather than ponding near the building. Ideally, the area surrounding the building would be capped with concrete, asphalt, or low -permeability (silty) soils to minimize or preclude surface -water infiltration. Migizi Group, Inc. Page 9 of 13 Pham — Proposed Residence, 12072 441h Place South, Tukwila, WA December 18, 2018 Geotechnical Engineering Report P1502-T18 4_5 Asphalt Pavement Since asphalt pavements will be used for an access road, we offer the following comments and recommendations for pavement design and construction. Subgrade Preparation: After removal of any organics underlying pavements, we recommend a conventional pavement section comprised of an asphalt concrete pavement over a crushed rock base course over a properly prepared (compacted) subgrade or a granular subbase. Given the relative loose/soft soil conditions observed across the site, we recommend the over -excavation of 24 inches of the existing subgrade material underlying the proposed pavement sections and replacement with a suitable structural fill subbase. Given the extent of the proposed paving operation and corresponding earthwork activities, we recommend limiting the subgrade preparation to times of dry weather. If this is not feasible, another alternative would be the cement -treatment of the proposed pavement subgrade to a minimum depth of 24 inches. Recommendations for Soil Cement Pavement Subbase are found in Section 4.7. All soil subgrades below 24 inches should be thoroughly compacted, then proof -rolled with a loaded dump truck or heavy compactor. Any localized zones of yielding subgrade disclosed during this proof -rolling operation should be over excavated to an additional maximum depth of 12 inches and replaced with a suitable structural fill material. All structural fill should be compacted according to our recommendations given in the Structural Fill section. Specifically, the upper 2 feet of soils underlying pavement section should be compacted to at least 95 percent (based on ASTM D- 1557), and all soils below 2 feet should be compacted to at least 90 percent. Pavement Materials: For the base course, we recommend using imported crushed rock, such as "Crushed Surfacing Top Course" per WSDOT Standard Specification 9-03.9(3). If a subbase course is needed, we recommend using imported, clean, well -graded sand and gravel such as "Ballast" or "Gravel Borrow" per WSDOT Standard Specifications 9-03.9(1) and 9-03.14, respectively. Conventional Asphalt Sections: A conventional pavement section typically comprises an asphalt concrete pavement over a crushed rock base course. We recommend using the following conventional pavement sections: Section Minimum Thickness Asphalt Concrete Pavement 3 inches Crushed Rock Base 6 inches Granular Structural Fill or Cement -Treated Base 24 inches Compaction and Observation: All subbase and base course material should be compacted to at least 95 percent of the Modified Proctor maximum dry density (ASTM D-1557), and all asphalt concrete should be compacted to at least 92 percent of the Rice value (ASTM D-2041). We recommend that an MGI representative be retained to observe the compaction of each course before any overlying layer is placed. For the subbase and pavement course, compaction is best observed by means of frequent density testing. For the base course, methodology observations and hand -probing are more appropriate than density testing. Migizi Group, Inc. Page 10 of 13 Pham — Proposed Residence, 12072 441h Place South, Tukwila, WA December 18, 2018 Geotechnical Engineering Report P1502-T18 Pavement Life and Maintenance: No asphalt pavement is maintenance -free. The above described pavement sections present our minimum recommendations for an average level of performance during a 20-year design life, therefore, an average level of maintenance will likely be required. Furthermore, a 20-year pavement life typically assumes that an overlay will be placed after about 10 years. Thicker asphalt and/or thicker base and subbase courses would offer better long-term performance, but would cost more initially; thinner courses would be more susceptible to "alligator" cracking and other failure modes. As such, pavement design can be considered a compromise between a high initial cost and low maintenance costs versus a low initial cost and higher maintenance costs. 4.6 Structural Fill The term "structural fill" refers to any material placed under foundations, retaining walls, slab -on - grade floors, sidewalks, pavements, and other structures. Our comments, conclusions, and recommendations concerning structural fill are presented in the following paragraphs. Materials: Typical structural fill materials include clean sand, gravel, pea gravel, washed rock, crushed rock, well -graded mixtures of sand and gravel (commonly called "gravel borrow" or "pit - run"), and miscellaneous mixtures of silt, sand, and gravel. Recycled asphalt, concrete, and glass, which are derived from pulverizing the parent materials, are also potentially useful as structural fill in certain applications. Soils used for structural fill should not contain any organic matter or debris, nor any individual particles greater than about 6 inches in diameter. Fill Placement: Clean sand, gravel, crushed rock, soil mixtures, and recycled materials should be placed in horizontal lifts not exceeding 8 inches in loose thickness, and each lift should be thoroughly compacted with a mechanical compactor. Compaction Criteria: Using the Modified Proctor test (ASTM:D-1557) as a standard, we recommend that structural fill used for various onsite applications be compacted to the following minimum densities: Fill Application Footing subgrade and bearing pad Foundation backfill Slab -on -grade floor subgrade and subbase Asphalt pavement base Asphalt pavement subgrade (upper 2 feet) Asphalt pavement subgrade (below 2 feet) Minimum Compaction 95 percent 90 percent 95 percent 95 percent 95 percent 90 percent Subgrade Observation and Compaction Testing: Regardless of material or location, all structural fill should be placed over firm, unyielding subgrades prepared in accordance with the Site Preparation section of this report. The condition of all subgrades should be observed by geotechnical personnel before filling or construction begins. Also, fill soil compaction should be verified by means of in -place density tests performed during fill placement so that adequacy of soil compaction efforts may be evaluated as earthwork progresses. Migizi Group, Inc. Page 1 1 of 13 Pham — Proposed Residence, 12072 44,h Place South, Tukwila, WA December 18, 2018 Geotechnical Engineering Report P1502-T18 Soil Moisture Considerations: The suitability of soils used for structural fill depends primarily on their grain -size distribution and moisture content when they are placed. As the "fines" content (that soil fraction passing the U.S. No. 200 Sieve) increases, soils become more sensitive to small changes in moisture content. Soils containing more than about 5 percent fines (by weight) cannot be consistently compacted to a firm, unyielding condition when the moisture content is more than 2 percentage points above or below optimum. For fill placement during wet -weather site work, we recommend using "clean" fill, which refers to soils that have a fines content of 5 percent or less (by weight) based on the soil fraction passing the U.S. No. 4 Sieve. 4.7 Soil Cement Pavement Subbase As an alternative to the preparation of a granular fill subbase for the proposed paved areas, we offer the following recommendations for the application of soil cement in the planned development. Soil Cement: Soil cement in the range of 5 to 7 percent by weight should be added to non -organic surficial soils and thoroughly mixed using a disc tiller or other suitable equipment. This material should then be placed in 6 to 10 inch loose Lifts and should be compacted to the extent practical using conventional compaction equipment. Subsequent lifts may be placed without delay. Following placement, the cement treated soil should be allowed to cure for several days prior to loading or placement of structural elements. Treatment Depth: Cement treatment should extend 2 feet below the pavement section. Crushed Rock: We recommend using washed 11/4 inch minus compacted crushed rock where underlain by soil cement as recommended above. The 11/4 inch minus compacted crushed rock layer is intended to provide drainage as well as pavement support. 5.0 RECOMMENDED ADDITIONAL SERVICES Because the future performance and integrity of the structural elements will depend largely on proper site preparation, drainage, fill placement, and construction procedures, monitoring and testing by experienced geotechnical personnel should be considered an integral part of the construction process. Subsequently, we recommend that MGI be retained to provide the following post -report services: • Review all construction plans and specifications to verify that our design criteria presented in this report have been properly integrated into the design; • Prepare a letter summarizing all review comments (if required); • Check all completed subgrades for footings and slab -on -grade floors before concrete is poured, in order to verify their bearing capacity; and • Prepare a post -construction letter summarizing all field observations, inspections, and test results (if required). Migizi Group, Inc. Page 12 of 13 Pharr — Proposed Residence, 12072 441" Place South, Tukwila, WA December 18, 2018 Geotechnical Engineering Report P1502-T18 6.0 CLOSURE The conclusions and recommendations presented in this report are based, in part, on the explorations that we observed for this study; therefore, if variations in the subgrade conditions are observed at a later time, we may need to modify this report to reflect those changes. Also, because the future performance and integrity of the project elements depend largely on proper initial site preparation, drainage, and construction procedures, monitoring and testing by experienced geotechnical personnel should be considered an integral part of the construction process. MCI is available to provide geotechnical monitoring of soils throughout construction. We appreciate the opportunity to be of service on this project. If you have any questions regarding this report or any aspects of the project, please feel free to contact our office. Respectfully submitted, MIGIZI GROUP, INC. Leg Lauren B. Burch, G.I.T. for Staff Geologist W James E. Brigham, P.E. Senior Principal Engineer Migizi Group, Inc. Page 13 of 13 fi 122'19,000' G1)__ 1 IL , P fl )ard' Park' r � fan '' • a�k� . 1 !t 1 S'auo�, r ,_� 122` 18.400W 1, • TOPO! map panted on 12/18/18 from "Untited,tpo" 122°17.000'W 122c'6000''1' wPark 122'18.000' W .1 Sco"n 122°16.000' V IAt 122C1.2C:= SEATTLE 122°14.000' W WGS84122°13,000 `y 1 m . Ott oft.Nion' 0 3i0 eq7R0 TOPO'_ xta:;th�',1i\a aaGs anr�rc::,:„. ..� R �h ;nwR �' r• y '.. •To n Z 0 0 0 Location MIGIZI lilil'1 GROUP 12072 44th PI S Tukwila, WA 98178 Job Number P1502-T18 Figure 1 P.O. Box 44840 Tacoma, WA 98448 Title Topographic and Location Map Date 12/18/18 N W - E TEST PIT L❑CATI❑N TP-1 NOTE: BOUNDARY AND TOPOGRAPHY ARE BASED ON MAPPING PROVIDED TO MIGIZI OBSERVATIONS MADE IN THE FIELD. THE INFORMATION SHOWN DOES NOT CONSTITUTE A FIELD SURVEY BY MIGIZI. Migizi Group, Inc. PO Box 44840 Tacoma, WA 98448 253-537-9400 253-537-9401 fax www.migizigroup.com PROJECT: 12072 44th Place South Tukwila, Washington 98178 SHEET TITLE: Site and Exploration Plan DESIGNER: JRB DRAWN BY: JRB CHECKED BY: CRL DATE: Dec. 18, 2018 JOB NO. P1502-T18 SCALE: NTS FIGURE: 2 FILE: Fig2.dwg APPENDIX A SOIL CLASSIFICATION CHART AND KEY TO TEST DATA LOG OF TEST PITS MAJOR DIVISIONS TYPICAL NAMES COARSE GRAINED SOILS More than Half > #200 sieve CLEAN GRAVELS GW 444. j •'b+ WELL GRADED GRAVELS, GRAVEL -SAND MIXTURES GRAVELS MORE THAN HALF WITH LITTLE OR NO FINES GP °•d { o. .D. POORLY GRADED GRAVELS, GRAVEL -SAND MIXTURES COARSE FRACTION IS LARGER THAN GRAVELS WITH faRA GM D C' < SILTYIXTGRAVELS, POORLY GRADED GRAVEL -SAND -SILT RES NO. 4 SIEVE OVER 15% FINES GC • �4�' ��: � CLAYEY GRAVELS, POORLY GRADED GRAVEL -SAND -CLAY MIXTURES t CLEAN SANDS SW '.'.'i' WELL GRADED SANDS, GRAVELLY SANDS SANDS MORE THAN HALF WITH LITTLE OR NO FINES SP .• , ... POORLY GRADED SANDS, GRAVELLY SANDS • COARSE FRACTION IS SMALLER THAN SANDS WITH SM '`5 •'" r.', SILTY SANDS, POORLY GRADED SAND -SILT MIXTURES NO. 4 SIEVE OVER 15% FINES SC • CLAYEY SANDS, POORLY GRADED SAND -CLAY MIXTURES FINE GRAINED SOILS More than Half < #200 sieve ML INORGANIC SILTS AND VERY FINE SANDS, ROCK FLOUR, SILTY OR CLAYEY FINE SANDS, OR CLAYEY SILTS WITH SLIGHT PLASTICITY SILTS AND CLAYS LIQUID LIMIT LESS THAN 50 CL A INORGANIC CLAYS OF LOW TO MEDIUM PLASTICITY, GRAVELLY CLAYS, SANDY CLAYS, SILTY CLAYS, LEAN CLAYS OL — - — _ ORGANIC CLAYS AND ORGANIC SILTY CLAYS OF LOW PLASTICITY MH INORGANIC SILTS, MICACEOUS OR DIATOMACIOUS FINE SANDY OR SILTY SOILS, ELASTIC SILTS SILTS AND CLAYS LIQUID LIMIT GREATER THAN 50 CH / INORGANIC CLAYS OF HIGH PLASTICITY, FAT CLAYS OH ORGANIC CLAYS OF MEDIUM TO HIGH PLASTICITY, ORGANIC SILTS HIGHLY ORGANIC SOILS Pt J• •• ,, .,+, PEAT AND OTHER HIGHLY ORGANIC SOILS Modified Califomia RV R-Value ►�� Split Spoon SA Sieve Analysis Pushed Shelby Tube SW Swell Test 1 1 Auger Cuttings TC Cyclic Triaxial Ad Grab Sample TX Unconsolidated Undrained Triaxial Sample Attempt with No Recovery TV Torvane Shear CA Chemical Analysis UC Unconfined Compression CN Consolidation (1.2) (Shear Strength, ksf) CP Compaction WA Wash Analysis DS Direct Shear (20) (with % Passing No. 200 Sieve) PM Permeability a Water Level at Time of Drilling PP Pocket Penetrometer 1 Water Level after Drilling(with date measured) SOIL CLASSIFICATION CHART AND KEY TO TEST DATA Figure A-1 MIGIZI r �ilili GROUP ininliktININ Migizi Group, Inc. TEST PIT NUMBER TP-1 PO Box 44840 PAGE 1 OF 1 Tacoma, WA 98448 Figure A-2 Telephone: 253-537-9400 Fax: 253-537-9401 CLIENT Ken Pham PROJECT NAME Proposed Residence PROJECT NUMBER P1502-T18 PROJECT LOCATION 12072 44th Place South, Tukwila, WA DATE STARTED 11/27/18 COMPLETED 11/27/18 GROUND ELEVATION TEST PIT SIZE EXCAVATION CONTRACTOR Paulman GROUND WATER LEVELS: EXCAVATION METHOD Rubber Tracked Excavator Q AT TIME OF EXCAVATION 9.00 ft Rapid seepage LOGGED BY LBB CHECKED BY CRL AT END OF EXCAVATION — NOTES AFTER EXCAVATION — o DEPTH o (ft) SAMPLE TYPE NUMBER vi c) ui GRAPHIC LOG MATERIAL DESCRIPTION - - _ _ - - 2.5 GB S-1 GB S-2 Liz .L! _ Topsoil 1.0 SM (SM) Brown/gray silty sand (loose to medium dense, moist) (Alluvium) Heavy mottling observed below 1.5 feet 3.0 _ - - 5.0 (SM) Light gray silty sand (loose to medium dense, moist) (Alluvium) 5.0 SM (SM) Brown silty sand (loose, moist) (Alluvium) 6.0 - - - _ 7.5 SM ML (ML) Dark gray silt with sand lenses (medium stiff, moist) (Alluvium) SZ 10.0 - - _ 10.0 Moderate caving observed from 7 to 10 feet Rapid groundwater seepage observed at 9 feet The depths on the test pit logs are based on an average of measurements across the test hole and should be considered accurate to 0.5 foot. Bottom of test pit at 10.0 feet. a x m >- a. 0 0 U Inweiltilmo Migizi Group, Inc. TEST PIT NUMBER TP-2 PO Box 44840 PAGE 1 OF 1 Tacoma, WA 98448 Figure A-3 Telephone: 253-537-9400 Fax: 253-537-9401 CUENT Ken Pham PROJECT NAME Proposed Residence PROJECT NUMBER P1502-T18 PROJECT LOCATION 12072 44th Place South, Tukwila, WA DATE STARTED 11/27/18 COMPLETED 11/27/18 GROUND ELEVATION TEST PIT SIZE EXCAVATION CONTRACTOR Paulman GROUND WATER LEVELS: EXCAVATION METHOD Rubber Tracked Excavator AT TIME OF EXCAVATION 10.50 ft Rapid seepage LOGGED BY LBB CHECKED BY CRL AT END OF EXCAVATION — NOTES AFTER EXCAVATION — Io DEPTH o (ft) SAMPLE TYPE NUMBER L? cri GRAPHIC LOG MATERIAL DESCRIPTION 2.5 GB S-1 Lz !1.0 Topsoil SM (SM) Brown silty sand (loose to medium dense, moist) (Alluvium) Heavy mottling observed below 2 feet 5.0 - - - 5.0 ML (ML) Blue/gray silt with sand lenses (medium stiff, moist) (Alluvium) 10.5 7_ 7.5 10.0 _ (ML) Blue/gray silt with some peat moss (medium stiff, moist to wet) (Alluvium) 11.0 ML No caving observed Rapid groundwater seepage observed at 10.5 feet The depths on the test pit logs are based on an average of measurements across the test hole and should be considered accurate to 0.5 foot. Bottom of test pit at 11.0 feet. APPENDIX C PROPOSED PRELIMINARY SITE PLAN Retained Trees: TYPE CE PI BI BI BI SP BI AP DS Removed Trees: CW CW CW CW A CALIPER (INCHES) 18 8 12 14 16 8 22 12 14 40 36 32 32 CB b RIM = 14.23' •. / / / ti / / / `pSh <5' ' ELEVATIONS SHOWN ON THIS DRAWING A E' N AN ASSUMED DATUM. / / / / / / / / / / '7. •\.. % C I • II ®�/ h -5 NG FIRE I I/ / st 6,41' HOUSE (TO REMAIN) i FINISH FLOOR = 14.63' RIDGE HEIGHT = 34.07 TYPE I11 CB 415, 6 �--- / • /4..') /• \ V" / iu/ / / \ // PROPOSED TREE (TYP.P FOUND REBAR d •23604- 0.2' S OF A 2' OFFSET d• /„\\ Cry. stP ›/ // \ 0 TYPE 1 CB / / / / / "t. b ry / /ti \ 1. / / \t1� a / / /p° awl I,�� o / \ / . . \ / \/ \ TYPE 1 30 CE DS SP BI PI CW CEDAR DECIDUOUS SPRUCE BIRCH PINE COTTON WOOD * INDICATES MULTI —TRUNK ' /e-t• W — E 0 30 60 SCALE IN FEET NOTE: BOUNDARY AND TOPOGRAPHY ARE BASED ON MAPPING PROVIDED TO MIGIZI OBSERVATIONS MADE IN THE FIELD. THE INFORMATION SHOWN DOES NOT CONSTITUTE A FIELD SURVEY BY MIGIZI. Migizi Group, Inc. PO Box 44840 Tacoma, WA 98448 253-537-9400 253-537-9401 fax www.migizigroup.com PROJECT: 12072 44th PI S Tukwila, Washington SHEET TITLE: Preliminary Site Plan DESIGNER: CRL DRAWN BY: CRL CHECKED BY: CRL DATE: Dec. 20, 2018 JOB NO. P1502-T18 SCALE: 1"=30' FIGURE:1 FILE: SD Geotechnical Engineering Report Proposed Residence 12072 44th Place South Tukwila, Washington 98178 P/Ns 3347400900 and 3347400910 December 18; 2018 , J prepared for: • \,Ken Pham' 16009 DesNloines'Mernorial Dr S Burien, Washington 98148 (206) 778-6859 prepared by: Migizi Group, Inc. PO Box 44840 Tacoma, Washington 98448 (253) 537-9400 MGI Project P1502-T18 :7 J RECEIVED DEC 21 2414 Comm unity Develop TABLE OF CONTENTS Page No. 1.0 SITE AND PROJECT DESCRIPTION 1 2.0 EXPLORATORY METHODS 2 2.1 Test Pit Procedures 2 3.0 SITE CONDITIONS 3 3.1 Surface Conditions 3 3.2 Soil Conditions 3 3.3 Groundwater Conditions 4 3.4 Infiltration Conditions 4 3.5 Seismic Conditions 4 3.6 Liquefaction Potential 4 4.0 CONCLUSIONS AND RECOMMENDATIONS 5 4.1 Site Preparation 6 4.2 Spread Footings 7 4.3 Slab -On -Grade -Floors 9 4.4 Drainage Systems 9 4.5 Asphalt Pavement 10 4.6 Structural Fill 11 4.7 Soil Cement Pavement Subbase 12 5.0 RECOMMENDED ADDITIONAL SERVICES 12 6.0 CLOSURE 13 List of Tables Table 1. Approximate Locations and Depths of Explorations 2 List of Figures Figure 1. Topographic and Location Map Figure 2. Site and Exploration Plan APPENDIX A Soil Classification Chart and Key to Test Data A-1 Logs of Test Pits TP-1 and TP-2 A-2...A-3 i lkr MIGIZI ,11111 GROUP MIGIZI GROUP, INC. PO Box 44840 PHONE (253) 537-9400 Tacoma, Washington 98448 FAX (253) 537-9401 December 18, 2018 Ken Pham 16009 Des Moines Memorial Dr S Burien, Washington 98148 (206) 778-6859 Subject: Geotechnical Engineering Report Proposed Residence 12072 44th Place South Tukwila, Washington 98178 P/Ns 3347400900 and 3347400910 MGI Project P1502-T18 Dear Mr. Pham: Migizi Group, Inc. (MGI) is pleased to submit this report describing the results of our geotechnical engineering evaluation for the proposed residences to be located at 12072 44th P1 S in Tukwila, Washington. This report has been prepared for the exclusive use of Ken Pham, and his consultants, for specific application to this project, in accordance with generally accepted geotechnical engineering practice. 1.0 SITE AND PROJECT DESCRIPTION The project site is composed of two adjacent rectangular tax parcels totaling approximately 0.96 acres, located along the northeast side of 44th P1 S, southwest of I-5 in Tukwila, Washington, as shown on the enclosed Topographic and Location Map (Figure 1). The project area is elongated from northeast to southwest, spanning ± 255 feet in this direction; both lots are 80 feet wide, for a total of 160 feet for the whole project area width. The northwestern parcel with PN 3347400900 is currently fully developed with a 2-bedroom single family home, and the remaining parcel with PN 3347400910 is undeveloped. Improvement plans involve converting the two parcels into a four -lot short plat, with a 20-foot-wide access and utility easement through the currently undeveloped parcel toward 44th P1 S. The four proposed lots, identified with the letters A, B, C, and D, will be between 7,000 and 12,000 square feet each. Lot A will encompass the existing residence and the remaining backyard space will be converted to Lot B. The currently undeveloped parcel will be split into Lots C and D. Page 1 of 13 Pham — Proposed Residence, 12072 441h Place South, Tukwila, WA December 18, 2018 Geotechnical Engineering Report P1502-T18 2.0 EXPLORATORY METHODS We explored surface and subsurface conditions at the project site on November 27, 2018. Our exploration and evaluation program comprised the following elements: • Surface reconnaissance of the site; • Two test pit explorations (designated TP-1 and TP-2) advanced on November 27, 2018; and • A review of published geologic and seismologic maps and literature. Table 1 summarizes the approximate functional locations and termination depths of our subsurface explorations, and Figure 2 depicts their approximate relative locations. The following sections describe the procedures used for excavation of the test holes. TABLE 1 APPROXIMATE LOCATIONS AND DEPTHS OF EXPLORATIONS Exploration Functional Location Termination Depth (feet) TP-1 TP-2 ± 70 ft SW of trees lining back of lot, equidistant from fences lining length of lot ± 60 ft NW of pavement on 44th PI S, equidistant from fences lining length of lot 10 11 The specific numbers and locations of our explorations were selected in relation to the existing site features, under the constraints of surface access, underground utility conflicts, and budget considerations. It should be realized that the explorations performed and utilized for this evaluation reveal subsurface conditions only at discrete locations across the project site and that actual conditions in other areas could vary. Furthermore, the nature and extent of any such variations would not become evident until additional explorations are performed or until construction activities have begun. If significant variations are observed at that time, we may need to modify our conclusions and recommendations contained in this report to reflect the actual site conditions. 2.1 Test Pit Procedures Our exploratory test pits were excavated with a rubber -tracked, mid -sized excavator operated by an excavation contractor under subcontract to MGI. An engineering geologist from our firm observed the test pit excavations, collected soil samples, and logged the subsurface conditions. The enclosed test pit logs indicate the vertical sequence of soils and materials encountered in our test pits, based on our field classifications. Where a soil contact was observed to be gradational or undulating, our logs indicate the average contact depth. We estimated the relative density and consistency of the in -situ soils by means of the excavation characteristics and the stability of the test pit sidewalls. Our logs also indicate the approximate depths of any sidewall caving or groundwater seepage observed in the test pits. The soils were classified visually in general accordance with the system described in Figure A-1, which includes a key to the exploration log. Summary logs of our explorations are included as Figures A-2 through A-3. Migizi Group, Inc. Page 2 of 13 Pham — Proposed Residence, 12072 441h Place South, Tukwila, WA December 18, 2018 Geotechnical Engineering Report P1502-T18 3.0 SITE CONDITIONS The following sections present our observations, measurements, findings, and interpretations regarding surface, soil, groundwater, and infiltration conditions. 3.1 Surface Conditions As previously indicated, the project site is composed of two adjacent rectangular tax parcels totaling approximately 0.96 acres, located along the northeast side of 44th PI S, southwest of I-5 in Tukwila, Washington. The project area is elongated from northeast to southwest, spanning ± 255 feet in this direction; both lots are 80 feet wide, for a total width of 160 feet for the whole project area. The northwestern parcel is currently fully developed and the southeastern parcel is undeveloped. The project area is bounded by 44th PI S to the southwest, by residential properties to the northwest and southeast, and by a BNSF Railway Co. yard to the northeast. The project area is topographically flat with no fluctuations in elevation. Vegetation onsite consists primarily of tall grasses and several mature evergreen trees lining the rear end of the lot, separating the project site from the BNSF yard. No hydrologic features were observed on site, such as seeps, springs, ponds and streams. 3.2 Soil Conditions Our subsurface explorations revealed relatively consistent subsurface conditions across the project site. In general, soils encountered on site comprised alluvium deposited by the nearby Duwamish River; with the project area being located within its archaic flood plain. Alluvium generally consists of poorly consolidated sediments comprising silty sand, silt, and silt with intermittent peat deposits. Native soils encountered onsite generally varied between silty sand and silt with sand lenses. More fine-grained soils were typically observed within the lowest 5 to 6 feet of the site soil column; grain size tended to decrease with depth. The majority of coarser -grained sediments encountered in the upper soil column displayed some degree of mottling, indicating the region's propensity to hold water rather than transmit vertically. Existing native soils were generally in a loose to medium dense/stiff in -situ condition, with the relative density of soils increasing with depth. In the Geologic Map of the Des Moines 7.5' Quadrangle, King County, Washington, as prepared by the United States Department of the Interior (USDI) (2004), the project site is mapped as containing Qal, or alluvium. This soil group reportedly formed from alluvial flood plain deposits of the Duwamish River, and includes moderately well sorted deposits of cobble gravel, pebbly sand, and sandy silt. Our field observations generally correspond with the site classification performed by the USDI, granted that only silt and silty sand exist onsite. The enclosed exploration logs (Appendix A) provide a detailed description of the soil strata encountered in our subsurface explorations. Migizi Group, Inc. Page 3 of 13 Pham — Proposed Residence, 12072 441h Place South, Tukwila, WA December 18, 2018 Geotechnical Engineering Report P1502-T18 3.3 Groundwater Conditions We encountered rapid groundwater seepage in both of our subsurface explorations on November 27, 2018 at depths of 9 and 101/2 feet, resulting in 6 to 12 inches of standing water in each test pit. Given the fact that our subsurface explorations were performed in what is generally considered the wet season (November through April), we do not anticipate that groundwater levels will rise much higher than that which we observed. 3.4 Infiltration Conditions As indicated in the Soil Conditions section of this report, the site is underlain by alluvial flood plain deposits originating from the nearby Duwamish River. Given the shallow groundwater depths and localized consistency of native soils across the project area, it would be extremely difficult to accurately design any infiltration system. As such, we do not believe that infiltration design is feasible for this project and site produced stormwater should be diverted to an existing storm system along 44th P1 S or managed through another appropriate means. 3.5 Seismic Conditions Based on our analysis of subsurface exploration logs and our review of published geologic maps, we interpret the onsite soil conditions to generally correspond with site class E, as defined by Table 20.3-1 in ASCE 7, per the 2015 International Building Code (IBC). Using 2015 IBC information on the USGS Design Summary Report website, Risk Category I/II/III seismic parameters for the site are as follows: SS =1.502 g SMs = 1.352 g SDs = 0.901 g Si = 0.564 g SMI = 1.352 g SD1 = 0.902 g Using the 2015 IBC information, MCER Response Spectrum Graph on the USGS Design Summary Report website, Risk Category I/II/III, Sa at a period of 0.2 seconds is 1.36 g and Sa at a period of 1.0 seconds is 1.36 g. The Design Response Spectrum Graph from the same website, using the same IBC information and Risk Category, Sa at a period of 0.2 seconds is 0.90 g and Sa at a period of 1.0 seconds is 0.90 g. 3_6 Liquefaction Potential Liquefaction is a sudden increase in pore water pressure and a sudden loss of soil shear strength caused by shear strains, as could result from an earthquake. Research has shown that saturated, loose, fine to medium sands with a fines (silt and clay) content less than about 20 percent are most susceptible to liquefaction. Poorly consolidated fine silty sands were encountered throughout the upper 5 to 6 feet of both subsurface explorations and are potentially liquefiable. It is our opinion that there is a moderate to high liquefaction hazard within the project area. Migizi Group, Inc. Page 4 of 13 Pham — Proposed Residence, 12072 44'h Place South, Tukwila, WA December 18, 2018 Geotechnical Engineering Report P1502-T18 4.0 CONCLUSIONS AND RECOMMENDATIONS Improvement plans involve separating the two existing tax parcels into four lots identified as A, B, C, and D. The existing 2-bedroom residence will occupy proposed lot A and the current backyard area will be converted to proposed lot B. A 20-foot-wide access and utility easement will cut through proposed lots C and D, connecting to 44th P1 S. We offer these recommendations: • Feasibility: Based on our field explorations, research, and evaluations, the proposed structures and pavements appear feasible from a geotechnical standpoint. • Foundation Options: Over -excavation of spread footing subgrades to a depth of 3 feet and the construction of structural fill bearing pads will be necessary for foundation support of the proposed residences. If foundation construction occurs during wet conditions, it is likely that a geotextile fabric and/or a thin layer of quarry spalls, placed between bearing pads and native soils, will also be necessary. Recommendations for spread footings are provided in Section 4.2. • Floor Options: For the proposed residences, we recommend over -excavation of slab - on -grade floor subgrades to a minimum depth of 1' feet, then placement of properly compacted structural fill as a floor subbase. If floor construction occurs during wet conditions, it is likely that a geotextile fabric and/or a thin layer of quarry spalls, placed between the structural fill floor subbase and native soils, will be necessary. Recommendations for slab -on -grade floors are included in Section 4.3. Fill underlying floor slabs should be compacted to 95 percent (ASTM:D-1557). • Pavement Sections: After removal of any organics, we recommend a conventional pavement section comprising an asphalt concrete pavement over a crushed rock base course over a properly prepared (compacted) subgrade or a granular subbase. Given the relative loose/soft soil conditions observed across the site, we recommend the over -excavation of 24 inches of the existing subgrade material underlying the proposed pavement sections and replacement with a suitable structural fill subbase. All soil subgrades below 24 inches should be thoroughly compacted, then proof - rolled with a loaded dump truck or heavy compactor. Any localized zones of yielding subgrade disclosed during this proof -rolling operation should be over excavated to an additional maximum depth of 12 inches and replaced with a suitable structural fill material. The following sections of this report present our specific geotechnical conclusions and recommendations concerning site preparation, spread footings, slab -on -grade floors, drainage systems, asphalt pavement, structural fill, and soil cement pavement subbase. The Washington State Department of Transportation (WSDOT) Standard Specifications and Standard Plans cited herein refer to WSDOT publications M41-10, Standard Specifications for Road, Bridge, and Municipal Construction, and M21-01, Standard Plans for Road, Bridge, and Municipal Construction, respectively. Migizi Group, Inc. Page 5 of 13 Pham — Proposed Residence, 12072 4401 Place South, Tukwila, WA December 18, 2018 Geotechnical Engineering Report P1502-T18 4_, Site Preparation Preparation of the project site should involve erosion control, temporary drainage, clearing, stripping, excavations, dewatering, cutting, subgrade compaction, and filling. Erosion Control: Before new construction begins, an appropriate erosion control system should be installed. This system should collect and filter all surface water runoff through silt fencing. We anticipate a system of berms and drainage ditches around construction areas will provide an adequate collection system. Silt fencing fabric should meet the requirements of WSDOT Standard Specification 9-33.2 Table 3. In addition, silt fencing should embed a minimum of 6 inches below existing grade. An erosion control system requires occasional observation and maintenance. Specifically, holes in the filter and areas where the filter has shifted above ground surface should be replaced or repaired as soon as they are identified. Temporary Drainage: We recommend intercepting and diverting any potential sources of surface or near -surface water within the construction zones before stripping begins. Because the selection of an appropriate drainage system will depend on the water quantity, season, weather conditions, construction sequence, and contractor's methods, final decisions regarding drainage systems are best made in the field at the time of construction. Based on our current understanding of the construction plans, surface and subsurface conditions, we anticipate that curbs, berms, or ditches placed around the work areas will adequately intercept surface water runoff. Clearing and Stripping: After surface and near -surface water sources have been controlled, sod, topsoil, and root -rich soil should be stripped from the site. Our explorations and field observations indicate that the topsoil horizon is at least 12 inches in the undeveloped portion of the project site. Stripping is best performed during a period of dry weather. Site Excavations: Based on our explorations, we expect that excavations will encounter loose/soft to medium dense/stiff silty, sandy alluvial soils which can be easily excavated using standard excavation equipment. Dewatering: Groundwater was observed in both test pit explorations at 9 feet and 101/2 feet. Given the fact that our test pit explorations were performed in what is generally considered the rainy season, we do not anticipate that groundwater levels will rise higher than that which we observed, nor do we anticipate that groundwater will adversely affect the proposed development. If groundwater is encountered at depths higher than reported, we anticipate that an internal system of ditches, sumpholes, and pumps will be adequate to temporarily dewater excavations. Temporary Cut Slopes: All temporary soil slopes associated with site cutting or excavations should be adequately inclined to prevent sloughing and collapse. Temporary cut slopes in site soils should be no steeper than 11/2H:1V, and should conform to Washington Industrial Safety and Health Act (WISHA) regulations. Subgrade Compaction: Exposed subgrades for the foundations of the planned additions should be compacted to a firm, unyielding state before new concrete or fill soils are placed. Any localized Migizi Group, Inc. Page 6 of 13 Pham — Proposed Residence, 12072 44'h Place South, Tukwila, WA December 18, 2018 Geotechnical Engineering Report P1502-T18 zones of looser granular soils observed within a subgrade should be compacted to a density commensurate with the surrounding soils. In contrast, any organic, soft, or pumping soils observed within a subgrade should be overexcavated and replaced with a suitable structural fill material. Site Filling: Our conclusions regarding the reuse of onsite soils and our comments regarding wet - weather filling are presented subsequently. Regardless of soil type, all fill should be placed and compacted according to our recommendations presented in the Structural Fill section of this report. Specifically, building pad fill soil should be compacted to a uniform density of at least 95 percent (based on ASTM:D-1557). Onsite Soils: We offer the following evaluation of these onsite soils in relation to potential use as structural fill: • Surficial Organic Soil and Organic -Rich Fill Soils: Where encountered, surficial organic soils, like duff, topsoil, root -rich soil, and organic -rich fill soils are not suitable for use as structural fill under any circumstances, due to high organic content. Consequently, this material can be used only for non-structural purposes, such as in landscaping areas. • Alluvial Silt and Silty Sand: The alluvial silty sand that underlies the site is very moisture sensitive and will be difficult or impossible to reuse during most weather conditions. The majority of this soil type is currently above the optimum moisture content and will not compact adequately unless extensively aerated. Permanent Slopes: All permanent cut slopes and fill slopes should be adequately inclined to reduce long-term raveling, sloughing, and erosion. We generally recommend that no permanent slopes be steeper than 2H:1V. For all soil types, the use of flatter slopes (such as 2' H:1V) would further reduce long-term erosion and facilitate revegetation. Slope Protection: We recommend that a permanent berm, swale, or curb be constructed along the top edge of all permanent slopes to intercept surface flow. Also, a hardy vegetative groundcover should be established as soon as feasible, to further protect the slopes from runoff water erosion. Alternatively, permanent slopes could be armored with quarry spalls or a geosynthetic erosion mat. 4_2 Spread Footings In our opinion, conventional spread footings will provide adequate support for the proposed warehouse building if the subgrade is properly prepared. Due to the soft soils underlying the site, over -excavation of spread footing subgrades, to a depth of 3 feet, and the construction of structural fill bearing pads will be necessary for foundation support of the new structures. Footing Depths and Widths: For frost and erosion protection, the bases of all exterior footings should bear at least 18 inches below adjacent outside grades, whereas the bases of interior footings need bear only 12 inches below the surrounding slab surface level. To reduce post -construction settlements, continuous (wall) and isolated (column) footings should be at least 16 and 24 inches wide, respectively. Migizi Group, Inc. Page 7 of 13 Pham — Proposed Residence, 12072 44'h Place South, Tukwila, WA December 18, 2018 Geotechnical Engineering Report P1502-T18 Bearing Subgrades: Structural fill bearing pads, 3 feet thick and compacted to a density of at least 95 percent (based on ASTM: D-1557), should underlie spread footings for the structures. If foundation construction occurs during wet conditions, it is possible that a geotextile fabric, placed between the bearing pad and native soils, will be necessary. In general, before footing concrete is placed, any localized zones of loose soils exposed across the footing subgrades should be compacted to a firm, unyielding condition, and any localized zones of soft, organic, or debris -laden soils should be over -excavated and replaced with suitable structural fill. Structural fill bearing pads should be compacted to a density of at least 95 percent (based on ASTM: D-1557) Lateral Overexcavations: Because foundation stresses are transferred outward as well as downward into the bearing soils, all structural fill placed under footings, should extend horizontally outward from the edge of each footing. This horizontal distance should be equal to the depth of placed fill. Therefore, placed fill that extends 3 feet below the footing base should also extend 3 feet outward from the footing edges. Subgrade Observation: All footing subgrades should consist of firm, unyielding, native soils, or structural fill materials that have been compacted to a density of at least 95 percent (based on ASTM:D-1557). Footings should never be cast atop loose, soft, or frozen soil, slough, debris, existing uncontrolled fill, or surfaces covered by standing water. Bearing Pressures: In our opinion, for static loading, footings that bear on a properly prepared subgrade, or structural fill bearing pads can be designed for a preliminary allowable soil bearing pressure of 1,500 psf. A one-third increase in allowable soil bearing capacity may be used for short- term loads created by seismic or wind related activities. Footing Settlements: Assuming that structural fill soils are compacted to a medium dense or denser state, we estimate that total post -construction settlements of properly designed footings bearing on properly prepared subgrades will not exceed 1 inch under static conditions. Differential settlements for comparably loaded elements may approach one-half of the actual total settlement over horizontal distances of approximately 50 feet. Footing Backfill: To provide erosion protection and lateral load resistance, we recommend that all footing excavations be backfilled on both sides of the footings and stemwalls after the concrete has cured. Either imported structural fill or non -organic onsite soils can be used for this purpose, contingent on suitable moisture content at the time of placement. Regardless of soil type, all footing backfill soil should be compacted to a density of at least 90 percent (based on ASTM:D-1557). Lateral Resistance: Footings that have been properly backfilled as recommended above will resist lateral movements by means of passive earth pressure and base friction. We recommend using an allowable passive earth pressure of 225 psf and an allowable base friction coefficient of 0.35 for site soils. Migizi Group, Inc. Page 8 of 13 Pham — Proposed Residence, 12072 44'" Place South, Tukwila, WA December 18, 2018 Geotechnical Engineering Report P1502-T18 4.3 Slab -On -Grade Floors In our opinion, soil -supported slab -on -grade floors can be used if the subgrades are properly prepared. We offer the following comments and recommendations concerning slab -on -grade floors. Floor Subbase: For the proposed warehouse building, we recommend over -excavation of slab -on - grade floor subgrades to a minimum depth of 1' feet, then placement of properly compacted structural fill as a floor subbase. If floor construction occurs during wet conditions, it is likely that a geotextile fabric and/or a thin layer of quarry spalls, placed between the structural fill floor subbase and native soils, will be necessary. All subbase fill should be compacted to a density of at Least 95 percent (based on ASTM:D-1557). Capillary Break and Vapor Barrier: To retard the upward wicking of moisture beneath the floor slab, we recommend that a capillary break be placed over the 12-inch subbase. Ideally, this capillary break would consist of a 4-inch-thick layer of pea gravel or other clean, uniform, well-rounded gravel, such as "Gravel Backfill for Drains" per WSDOT Standard Specification 9-03.12(4), but clean angular gravel can be used if it adequately prevents capillary wicking. In addition, a layer of plastic sheeting (such as Crosstuff, Visqueen, or Moistop) should be placed over the capillary break to serve as a vapor barrier. During subsequent casting of the concrete slab, the contractor should exercise care to avoid puncturing this vapor barrier. 4_4 Drainage Systems We offer the following recommendations and comments for drainage design for construction purposes. Perimeter Drains: We recommend that the proposed residences, where applicable, be encircled with a perimeter drain system to collect seepage water. This drain should consist of a 4-inch- diameter perforated pipe within an envelope of pea gravel or washed rock, extending at least 6 inches on all sides of the pipe, and the gravel envelope should be wrapped with filter fabric to reduce the migration of fines from the surrounding soils. Ideally, the drain invert would be installed no more than 8 inches above the base of the perimeter of the mat foundation. Discharge Considerations: If possible, all perimeter drains should discharge to a municipal storm drain, or other suitable location by gravity flow. Check valves should be installed along any drainpipes that discharge to a sewer system, to prevent sewage backflow into the drain system. Runoff Water: Roof -runoff and surface -runoff water should not discharge into the perimeter drain system. Instead, these sources should discharge into separate tightline pipes and be routed away from the building to a storm drain or other appropriate location. Grading and Capping: Final site grades should slope downward away from the building so that runoff water will flow by gravity to suitable collection points, rather than ponding near the building. Ideally, the area surrounding the building would be capped with concrete, asphalt, or low -permeability (silty) soils to minimize or preclude surface -water infiltration. Migizi Group, Inc. Page 9 of 13 Pham — Proposed Residence, 12072 44'h Place South, Tukwila, WA December 18, 2018 Geotechnical Engineering Report P1502-T18 4_5 Asphalt Pavement Since asphalt pavements will be used for an access road, we offer the following comments and recommendations for pavement design and construction. Subgrade Preparation: After removal of any organics underlying pavements, we recommend a conventional pavement section comprised of an asphalt concrete pavement over a crushed rock base course over a properly prepared (compacted) subgrade or a granular subbase. Given the relative loose/soft soil conditions observed across the site, we recommend the over -excavation of 24 inches of the existing subgrade material underlying the proposed pavement sections and replacement with a suitable structural fill subbase. Given the extent of the proposed paving operation and corresponding earthwork activities, we recommend limiting the subgrade preparation to times of dry weather. If this is not feasible, another alternative would be the cement -treatment of the proposed pavement subgrade to a minimum depth of 24 inches. Recommendations for Soil Cement Pavement Subbase are found in Section 4.7. All soil subgrades below 24 inches should be thoroughly compacted, then proof -rolled with a loaded dump truck or heavy compactor. Any localized zones of yielding subgrade disclosed during this proof -rolling operation should be over excavated to an additional maximum depth of 12 inches and replaced with a suitable structural fill material. All structural fill should be compacted according to our recommendations given in the Structural Fill section. Specifically, the upper 2 feet of soils underlying pavement section should be compacted to at least 95 percent (based on ASTM D- 1557), and all soils below 2 feet should be compacted to at least 90 percent. Pavement Materials: For the base course, we recommend using imported crushed rock, such as "Crushed Surfacing Top Course" per WSDOT Standard Specification 9-03.9(3). If a subbase course is needed, we recommend using imported, clean, well -graded sand and gravel such as "Ballast" or "Gravel Borrow" per WSDOT Standard Specifications 9-03.9(1) and 9-03.14, respectively. Conventional Asphalt Sections: A conventional pavement section typically comprises an asphalt concrete pavement over a crushed rock base course. We recommend using the following conventional pavement sections: Section Minimum Thickness Asphalt Concrete Pavement 3 inches Crushed Rock Base 6 inches Granular Structural Fill or Cement -Treated Base 24 inches Compaction and Observation: All subbase and base course material should be compacted to at least 95 percent of the Modified Proctor maximum dry density (ASTM D-1557), and all asphalt concrete should be compacted to at least 92 percent of the Rice value (ASTM D-2041). We recommend that an MGI representative be retained to observe the compaction of each course before any overlying layer is placed. For the subbase and pavement course, compaction is best observed by means of frequent density testing. For the base course, methodology observations and hand -probing are more appropriate than density testing. Migizi Group, Inc. Page 10 of 13 Pham — Proposed Residence, 12072 44th Place South, Tukwila, WA December 18, 2018 Geotechnical Engineering Report P1502-T18 Pavement Life and Maintenance: No asphalt pavement is maintenance -free. The above described pavement sections present our minimum recommendations for an average level of performance during a 20-year design life, therefore, an average level of maintenance will likely be required. Furthermore, a 20-year pavement life typically assumes that an overlay will be placed after about 10 years. Thicker asphalt and/or thicker base and subbase courses would offer better long-term performance, but would cost more initially; thinner courses would be more susceptible to "alligator" cracking and other failure modes. As such, pavement design can be considered a compromise between a high initial cost and low maintenance costs versus a low initial cost and higher maintenance costs. 4.6 Structural Fill The term "structural fill" refers to any material placed under foundations, retaining walls, slab -on - grade floors, sidewalks, pavements, and other structures. Our comments, conclusions, and recommendations concerning structural fill are presented in the following paragraphs. Materials: Typical structural fill materials include clean sand, gravel, pea gravel, washed rock, crushed rock, well -graded mixtures of sand and gravel (commonly called "gravel borrow" or "pit - run"), and miscellaneous mixtures of silt, sand, and gravel. Recycled asphalt, concrete, and glass, which are derived from pulverizing the parent materials, are also potentially useful as structural fill in certain applications. Soils used for structural fill should not contain any organic matter or debris, nor any individual particles greater than about 6 inches in diameter. Fill Placement: Clean sand, gravel, crushed rock, soil mixtures, and recycled materials should be placed in horizontal lifts not exceeding 8 inches in loose thickness, and each lift should be thoroughly compacted with a mechanical compactor. Compaction Criteria: Using the Modified Proctor test (ASTM:D-1557) as a standard, we recommend that structural fill used for various onsite applications be compacted to the following minimum densities: Fill Application Footing subgrade and bearing pad Foundation backfill Slab -on -grade floor subgrade and subbase Asphalt pavement base Asphalt pavement subgrade (upper 2 feet) Asphalt pavement subgrade (below 2 feet) Minimum Compaction 95 percent 90 percent 95 percent 95 percent 95 percent 90 percent Subgrade Observation and Compaction Testing: Regardless of material or location, all structural fill should be placed over firm, unyielding subgrades prepared in accordance with the Site Preparation section of this report. The condition of all subgrades should be observed by geotechnical personnel before filling or construction begins. Also, fill soil compaction should be verified by means of in -place density tests performed during fill placement so that adequacy of soil compaction efforts may be evaluated as earthwork progresses. Migizi Group, Inc. Page 11 of 13 Pham — Proposed Residence, 12072 44'h Place South, Tukwila, WA December 18, 2018 Geotechnical Engineering Report P1502-T18 Soil Moisture Considerations: The suitability of soils used for structural fill depends primarily on their grain -size distribution and moisture content when they are placed. As the "fines" content (that soil fraction passing the U.S. No. 200 Sieve) increases, soils become more sensitive to small changes in moisture content. Soils containing more than about 5 percent fines (by weight) cannot be consistently compacted to a firm, unyielding condition when the moisture content is more than 2 percentage points above or below optimum. For fill placement during wet -weather site work, we recommend using "clean" fill, which refers to soils that have a fines content of 5 percent or less (by weight) based on the soil fraction passing the U.S. No. 4 Sieve. 4.7 Soil Cement Pavement Subbase As an alternative to the preparation of a granular fill subbase for the proposed paved areas, we offer the following recommendations for the application of soil cement in the planned development. Soil Cement: Soil cement in the range of 5 to 7 percent by weight should be added to non -organic surficial soils and thoroughly mixed using a disc tiller or other suitable equipment. This material should then be placed in 6 to 10 inch loose lifts and should be compacted to the extent practical using conventional compaction equipment. Subsequent lifts may be placed without delay. Following placement, the cement treated soil should be allowed to cure for several days prior to loading or placement of structural elements. Treatment Depth: Cement treatment should extend 2 feet below the pavement section. Crushed Rock: We recommend using washed 11/4 inch minus compacted crushed rock where underlain by soil cement as recommended above. The 11/4 inch minus compacted crushed rock Layer is intended to provide drainage as well as pavement support. 5.0 RECOMMENDED ADDITIONAL SERVICES Because the future performance and integrity of the structural elements will depend largely on proper site preparation, drainage, fill placement, and construction procedures, monitoring and testing by experienced geotechnical personnel should be considered an integral part of the construction process. Subsequently, we recommend that MGI be retained to provide the following post -report services: • Review all construction plans and specifications to verify that our design criteria presented in this report have been properly integrated into the design; • Prepare a letter summarizing all review comments (if required); • Check all completed subgrades for footings and slab -on -grade floors before concrete is poured, in order to verify their bearing capacity; and • Prepare a post -construction letter summarizing all field observations, inspections, and test results (if required). Migizi Group, Inc. Page 12 of 13 Pham — Proposed Residence, 12072 441^ Place South, Tukwila, WA December 18, 2018 Geotechnical Engineering Report P1502-T18 6.0 CLOSURE The conclusions and recommendations presented in this report are based, in part, on the explorations that we observed for this study; therefore, if variations in the subgrade conditions are observed at a later time, we may need to modify this report to reflect those changes. Also, because the future performance and integrity of the project elements depend largely on proper initial site preparation, drainage, and construction procedures, monitoring and testing by experienced geotechnical personnel should be considered an integral part of the construction process. MGI is available to provide geotechnical monitoring of soils throughout construction. We appreciate the opportunity to be of service on this project. If you have any questions regarding this report or any aspects of the project, please feel free to contact our office. Respectfully submitted, MIGIZI GROUP, INC. La ren B. Burch, G.I.T. Ju for Staff Geologist James E. Brigham, P.E. Senior Principal Engineer Migizi Group, Inc. Page 13 of 13 L Sch _ Gin I caot., 1: Z 0 0 TN" st• TOPO! map printed on 12/18/18 from Untitled.tpo" 122'18,00'5 1'0 122°17.000' W 122'16.000' l'; 122'15.000' W 122°14.000' W WG584122'13,000 W Rivinan 'Ili ter, e; t.j1,; dl�d 122e16.1: 122°17.000't'1 SEATTLE • v AV A� \ l Ca W 122'15.000 W 0 alai 0 10001i4><03 «steel TOPO'8 g' :a\;:i as kg*: ;'4..auinktk,¢1 :.amTpe Q. ?!iyer I V 3 4'u 122°14,000' W I' 1_ Z 0 Z 0 0 0 ° Location 12072 44th PI S Tukwila, WA 98178 Job Number P1502-T18 Figure 1 P.O. Box 44840 Tacoma, WA 98448 Title Topographic and Location Map Date 12/18/18 N W - E TEST PIT LOCATION TP-1 NOTE: BOUNDARY AND TOPOGRAPHY ARE BASED ON MAPPING PROVIDED TO MIGIZI OBSERVATIONS MADE IN THE FIELD. THE INFORMATION SHOWN DOES NOT CONSTITUTE A FIELD SURVEY BY MIGIZI. Migizi Group, Inc. PO Box 44840 Tacoma, WA 98448 253-537-9400 253-537-9401 fax www.migizigroup.com PROJECT: 12072 44th Place South Tukwila, Washington 98178 SHEET TITLE: Site and Exploration Plan DESIGNER: JRB DRAWN BY: JRB CHECKED BY: CRL DATE: Dec. 18, 2018 JOB NO. P1502-T18 SCALE: NTS FIGURE: 2 FILE: Fig2.dwg APPENDIX A SOIL CLASSIFICATION CHART AND KEY TO TEST DATA LOG OF TEST PITS 0 MAJOR DIVISIONS TYPICAL NAMES COARSE GRAINED SOILS More than Half > #200 sieve CLEAN GRAVELS GW !1•141 ' • j . WELL GRADED GRAVELS, GRAVEL -SAND MIXTURES GRAVELS MORE THAN HALF WITH LITTLE OR NO FINES GP ° �{ ).:D..D. POORLY GRADED GRAVELS, GRAVEL -SAND MIXTURES COARSE FRACTION IS LARGER THAN GRAVELS WITH GM D ) —' SILTY GRAVELS, POORLY GRADED GRAVEL -SAND -SILT< MIXTURES NO. 4 SIEVE OVER 15% FINES GC ' f' CLAYEY GRAVELS, POORLY GRADED GRAVEL -SAND -CLAY MIXTURES CLEAN SANDS SW '.':'.' WELL GRADED SANDS, GRAVELLY SANDS SANDS MORE THAN HALF WITH LITTLE OR NO FINES SP : .', POORLY GRADED SANDS, GRAVELLY SANDS COARSE FRACTION IS SMALLER THAN SANDS WITH SM .* ` SILTY SANDS, POORLY GRADED SAND -SILT MIXTURES NO. 4 SIEVE OVER 15% FINES SC '% 1j CLAYEY SANDS, POORLY GRADED SAND -CLAY MIXTURES FINE GRAINED SOILS More than Half < #200 sieve ML INORGANIC SILTS AND VERY FINE SANDS, ROCK FLOUR, SILTY OR CLAYEY FINE SANDS, OR CLAYEY SILTS WITH SLIGHT PLASTICITY SILTS AND CLAYS LIQUID LIMIT LESS THAN 50 CL V INORGANIC CLAYS OF LOW TO MEDIUM PLASTICITY, GRAVELLY CLAYS, SANDY CLAYS, SILTY CLAYS, LEAN CLAYS OL — - ORGANIC CLAYS AND ORGANIC SILTY CLAYS OF LOW PLASTICITY MH INORGANIC SILTS, MICACEOUS OR DIATOMACIOUS FINE SANDY OR SILTY SOILS, ELASTIC SILTS SILTS AND CLAYS LIQUID LIMIT GREATER THAN 50 CH INORGANIC CLAYS OF HIGH PLASTICITY, FAT CLAYS OH `,,^,,^^, ��M ORGANIC CLAYS OF MEDIUM TO HIGH PLASTICITY, ORGANIC SILTS HIGHLY ORGANIC SOILS Pt .k : J , ,,, PEAT AND OTHER HIGHLY ORGANIC SOILS Modified Califomia RV R-Value 0 Split Spoon SA Sieve Analysis Pushed Shelby Tube SW Swell Test 1 Auger Cuttings TC Cyclic Triaxial iil Grab Sample TX Unconsolidated Undrained Triaxial Sample Attempt with No Recovery TV Torvane Shear CA Chemical Analysis UC Unconfined Compression CN Consolidation (1.2) (Shear Strength, ksf) CP Compaction WA Wash Analysis DS Direct Shear (20) (with % Passing No. 200 Sieve) PM Permeability Q Water Level at Time of Drilling PP Pocket Penetrometer 1 Water Level after Drilling(with date measured) SOIL CLASSIFICATION CHART AND KEY TO TEST DATA FigureA-1 MIGIZI 'ilili) GROUP ZooIiiimin Migizi Group, Inc. TEST PIT NUMBER TP-1 PO Box 44840 PAGE 1 OF 1 Tacoma, WA 98448 Figure A-2 Telephone: 253-537-9400 Fax: 253-537-9401 CLIENT Ken Pham PROJECT NAME Proposed Residence PROJECT NUMBER P1502-T18 PROJECT LOCATION 12072 44th Place South, Tukwila, WA DATE STARTED 11/27/18 COMPLETED 11/27/18 GROUND ELEVATION TEST PIT SIZE EXCAVATION CONTRACTOR Paulman GROUND WATER LEVELS: EXCAVATION METHOD Rubber Tracked Excavator Q AT TIME OF EXCAVATION 9.00 ft Rapid seepage LOGGED BY LBB CHECKED BY CRL AT END OF EXCAVATION — NOTES AFTER EXCAVATION — o DEPTH o (ft) SAMPLE TYPE NUMBER ui U cii GRAPHIC LOG MATERIAL DESCRIPTION - - 2.5 GB S-1 GB S-2 Topsoil SM (SM) Brown/gray silty sand (loose to medium dense, moist) (Alluvium) Heavy mottling observed below 1.5 feet 3.0 - _ - - 5.0 (SM) Light gray silty sand (loose to medium dense, moist) (Alluvium) 5.0 SM (SM) Brown silty sand (loose, moist) (Alluvium) 6.0 - _ 7.5 SM ML (ML) Dark gray silt with sand lenses (medium stiff, moist) (Alluvium) V 10.0 - - - - 10.0 Moderate caving observed from 7 to 10 feet Rapid groundwater seepage observed at 9 feet The depths on the test pit logs are based on an average of measurements across the test hole and should be considered accurate to 0.5 foot. Bottom of test pit at 10.0 feet. icaitillull Migizi Group, Inc. TEST PIT NUMBER TP-2 TBox PAGE 1 OF Tacoma, WA WA 98448 Figure A-3 Telephone: 253-537-9400 Fax: 253-537-9401 CLIENT Ken Pham PROJECT NAME Proposed Residence PROJECT NUMBER P1502-T18 PROJECT LOCATION 12072 44th Place South, Tukwila, WA DATE STARTED 11/27/18 COMPLETED 11/27/18 GROUND ELEVATION TEST PIT SIZE EXCAVATION CONTRACTOR Paulman GROUND WATER LEVELS: EXCAVATION METHOD Rubber Tracked Excavator Q AT TIME OF EXCAVATION 10.50 ft Rapid seepage LOGGED BY LBB CHECKED BY CRL AT END OF EXCAVATION — NOTES AFTER EXCAVATION — o DEPTH b (ft) SAMPLE TYPE NUMBER ui U ui GRAPHIC LOG MATERIAL DESCRIPTION r 2.5 GB S-1 —` Topsoil 1.0 SM (SM) Brown silty sand (loose to medium dense, moist) (Alluvium) Heavy mottling observed below 2 feet 5.0 - - - - 5.0 7.5 ML (ML) Blue/gray silt with sand lenses (medium stiff, moist) (Alluvium) 10.5 p 10.0 _ - (ML) Blue/gray silt with some peat moss (medium stiff, moist to wet) (Alluvium) 11.0 ML No caving observed Rapid groundwater seepage observed at 10.5 feet The depths on the test pit logs are based on an average of measurements across the test hole and should be considered accurate to 0.5 foot. Bottom of test pit at 11.0 feet. ALTA COMMITMENT FON TITLE INSURANCE Issued By agent: National Title •Fjdelity COMPANY OF WASHINGTON, INC. Commitment Number: 611177571 Commitment - FOURTH FIDELITY NATIONAL TITLE INSURANCE COMPANY, a Florida corporation ("Company"), for a valuable consideration, commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the Requirements; all subject to the provisions of Schedules A and B and to the Conditions of this Commitment. This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A by the Company. All liability and obligation under this Commitment shall cease and terminate six (6) months after the Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue the policy or policies is not the fault of the Company. The Company will provide a sample of the policy form upon request. This Commitment shall not be valid or binding until countersigned by a validating officer or authorized signatory. IN WITNESS WHEREOF, FIDELITY NATIONAL TITLE INSURANCE COMPANY has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown in Schedule A. Countersigned By: • Authorized Officer or Agent Fidelity National Title Insurance Company By: President Attest: RECEIVED JAN 24 2019 Commi,rity Develop rant Copyright American Land Title Association. All rights reserved. Secretary RECEIVED DEC 21 2018 Community Development The use of this Form (or any derivative thereof) 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 Commitment (Adopted: 06.17.2006) Printed: 09.12.18 06:12 AM Page 1 WA-FT-FTMA-01530.610051-SPS-1-18-611177571 FIDELITY NATIONAL TITLE COMPANY OF WASHINGTON COMMITMENT NO. 611177571 COMMITMENT - FOURTH ISSUING OFFICE: FOR SETTLEMENT INQUIRIES, CONTACT: Title Officer: Bill Fisher / Carlos Maxwell / Terry Sarver / Escrow Officer: Sharon Eldredge Jason Black Eldredge & Associates, PLLC Fidelity National Title Company of Washington 130 Andover Park East, Suite 300 3500 188th St. SW, Suite 300 Tukwila, WA 98188 Lynnwood, WA 98037 Phone: (206)330-0501 Fax: (206)770-6451 Phone: (425)771-3031 Email: sharon@sealawpllc.com Main Phone: (425)771-3031 Email: Unit2@fnf.com SCHEDULE A ORDER NO. 611177571 1. Effective Date: September 6, 2018 at 08:00 AM 2. Policy or Policies to be issued: a. ALTA Owner's Policy 2006 Proposed Insured: VHAO8 LLC Policy Amount: $545,000.00 Premium: $ 1,262.00 Tax: $ 131.25 Rate: Residential Standard Total: $ 1,393.25 b. ALTA Loan Policy 2006 Proposed Insured: Secured Investment Funding, LLC, ISAOA/ATIMA Policy Amount: $436,000.00 Premium: $ 751.00 Tax: $ 78.10 Rate: Lender Extended Total: $ 829.10 3. The estate or interest in the land described or referred to in this Commitment is: FEE SIMPLE 4. Title to the estate or interest in the land is at the Effective Date vested in: Sharon L. Stanley, as her separate estate 5. The land referred to in this Commitment is described as follows: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF END OF SCHEDULE A Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) 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 Commitment (Adopted: 06.17.2006) Printed: 09.12.18 @ 06:12 AM Page 2 WA-FT-FTMA-01530.610051-SPS-1-18-611177571 EXHIBIT "A" Legal Description For APN/Parcel ID(s): 334740-0900-09 and 334740-0910-07 PARCEL A: THAT PORTION OF LOTS 32 AND 33 IN BLOCK 4 OF C.D. HILLMAN'S MEADOW GARDENS ADDITION TO CITY OF SEATTLE, DIV. NO. 1, AS PER PLAT RECORDED IN VOLUME 12 OF PLATS, PAGE 64, RECORDS OF KING COUNTY, LYING WESTERLY OF A LINE WHICH IS PARALLEL TO AND 400 FEET WESTERLY, MEASURED AT RIGHT ANGLES FROM THE WESTERLY LINE OF THE OLD RIGHT OF WAY (AS IT EXISTED IN THE YEARS 1905 AND 1906) OF THE NORTHERN PACIFIC RAILWAY COMPANY. PARCEL B: LOTS 34 AND 35, BLOCK 4, EXCEPTING THAT PORTION LYING EASTERLY OF LINE DRAWN PARALLEL WITH AND 400 FEET DISTANT WESTERLY, MEASURED AT RIGHT ANGLES FROM THE WESTERLY LINE OF THE RIGHT-OF-WAY NOW OWNED BY THE NORTHERN PACIFIC RAILWAY COMPANY, ALL IN C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE DIV. NO.1, ACCORDING TO THE PLAT RECORDED IN VOLUME 12 OF PLATS, PAGE 64, IN KING COUNTY, WASHINGTON; SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) 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 Commitment (Adopted: 06.17.2006) Printed: 09.12.18 @ 06:12 AM Page 3 WA-FT-FTMA-01530.610051-SPS-1-18-611177571 AMERICAN LAND TITIt ASSOCIATION FIDELITY NATIONAL TITLE COMPANY OF COMMITMENT NO. 611177571 WASHINGTON COMMITMENT - FOURTH SCHEDULE B Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company: GENERAL EXCEPTIONS A. Rights or claims of parties in possession, or claiming possession, not shown in 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 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. Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) 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 TITEE ASSOCIATION ALTA Commitment (Adopted: 06.17.2006) Printed: 09.12.18 @ 06:12 AM Page 4 WA-FT-FTMA-01530.610051-SPS-1-18-611177571 FIDELITY NATIONAL TITLE COMPANY OF COMMITMENT NO. 611177571 WASHINGTON COMMITMENT - FOURTH SCHEDULE B (continued) I. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. J. Water rights, claims or title to water. K. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the Public Records, or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. SPECIAL EXCEPTIONS: 1. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, dedications, building setback lines, notes, statements, and other matters, if any, but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on the Plat of C.D. Hillman's Meadow Gardens Addition to the City of Seattle Div. No. 1. 2. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, dedications, building setback lines, notes, statements, and other matters, if any, but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on the Survey: Recording No: 20070620900016 Affects: Parcel B 3. City of Tukwila Ordinance 2177 and the terms and conditions thereof: Recording Date:May 20, 2008 Recording No.: 20080520000332 4. City of Tukwila Ordinance 2177 and the terms and conditions thereof: Recording Date:June 4, 2008 Recording No.: 20080604000749 Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) 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 Commitment (Adopted: 06.17.2006) AMERICAN LAND. TITLE ASSOCIATION Printed: 09.12.18 @ 06:12 AM Page 5 WA-FT-FTMA-01530.610051-SPS-1-18-611177571 FIDELITY NATIONAL TITLE COMPANY OF COMMITMENT NO. 611177571 WASHINGTON COMMITMENT - FOURTH SCHEDULE B (continued) 5. Payment of the real estate excise tax, if required. The Land is situated within the boundaries of local taxing authority of the City of Tukwila. Present rate of real estate excise tax as of the date herein is 1.78 percent. Any conveyance document must be accompanied by the official Washington State Excise Tax Affidavit. The applicable excise tax must be paid and the affidavit approved at the time of the recording of the conveyance documents. (NOTE: Real Estate Excise Tax Affidavits must be printed as legal size forms). An additional $5.00 Electronic Technology Fee must be included in all excise tax payments. If the transaction is exempt, an additional $5.00 Affidavit Processing Fee is required. 6. 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: 2018 Tax Account No.: 334740-0900-09 Levy Code: 2408 Assessed Value -Land: $137,000.00 Assessed Value -Improvements: $230,000.00 General and Special Taxes: Billed: $5,009.02 Paid: $0.00 Unpaid: $5,009.02 Affects: Parcel A 7. 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: 2018 Tax Account No.: 334740-0910-07 Levy Code: 2408 Assessed Value -Land: $137,000.00 Assessed Value -Improvements: $0.00 General and Special Taxes: Billed: $1,876.07 Paid: $0.00 Unpaid: $1,876.07 Affects: Parcel B Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) 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 Commitment (Adopted: 06.17.2006) Printed: 09.12.18 @ 06:12 AM Page 6 WA-FT-FTMA-01530.610051-SPS-1-18-611177571 FIDELITY NATIONAL TITLE COMPANY OF COMMITMENT NO. 611177571 WASHINGTON COMMITMENT - FOURTH SCHEDULE B (continued) 8. A deed of trust to secure an indebtedness in the amount shown below, 9. Amount: Dated: Trustor/Grantor: Trustee: Beneficiary: Loan No: Recording Date: Recording No.: $50,000.00 October 23, 2014 Sharon L. Stanley, an unmarried individual RTS Pacific, Inc. Boeing Employees' Credit Union 2008579326 October 30, 2014 20141030000347 Affects: Parcel A Title is to vest in VHAO8 LLC and will be subject to: The Company will require the following documents for review prior to the issuance of any title insurance predicated upon a conveyance or encumbrance from the entity named below. Limited Liability Company: VHAO8 LLC a. A copy of its operating agreement, if any, and any and all amendments, supplements and/or modifications thereto, certified by the appropriate manager or member. b. If a domestic Limited Liability Company, a copy of its Articles of Organization and all amendment thereto with the appropriate filing stamps. c. If the Limited Liability Company is member -managed a full and complete current list of members certified by the appropriate manager or member. d. A current dated certificate of good standing from the proper governmental authority of the state in which the entity was created e. If less than all members, or managers, as appropriate, will be executing the closing documents, furnish evidence of the authority of those signing. The Company reserves the right to add additional items or make further requirements after review of the requested documentation. 10. In the event that the Land is occupied or intended to be occupied by the owner and a spouse or registered domestic partner as a homestead, the conveyance or encumbrance of the Land must be executed and acknowledged by both spouses or both registered domestic partners, pursuant to RCW 6.13 which now provides for an automatic homestead on such Land. END OF EXCEPTIONS Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) 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 Commitment (Adopted: 06.17.2006) Printed: 09.12.18 @ 06:12 AM Page 7 WA-FT-FTMA-01530.610051-SPS-1-18-611177571 AMERICAN LAND TITLE SSOCIATION FIDELITY NATIONAL TITLE COMPANY OF COMMITMENT NO. 611177571 WASHINGTON COMMITMENT - FOURTH SCHEDULE B (continued) NOTES The following matters will not be listed as Special Exceptions in Schedule B of the policy. There will be no coverage for loss arising by reason of the matters listed below because these matters are either excepted or excluded from coverage or are not matters covered under the insuring provisions of the policy. Note A: Notice: Please be aware that due to the conflict between federal and state laws concerning the cultivation, distribution, manufacture or sale of marijuana, the Company is not able to close or insure any transaction involving Land that is associated with these activities. Note B: FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per Amended RCW 65.04.045. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document: PTN. LTS. 32, 33, 34 and 35, BLK 4 C.D. Hillman's Meadow Garden Add to COS, Div No. 1 Tax Parcel No.s: 334740-0900-09 and 334740-0910-07 Note C: The Public Records indicate that the address of the improvement located on said Land is as follows: Note D: Note E: Note F: Note G: 12072 44th PI S Tukwila, WA 98178 The Company is willing to issue an Extended Coverage Lenders Policy. General Exceptions A through K, inclusive, are hereby deleted. ALTA 22-06, ALTA 8.1 and ALTA 9-06 Endorsements will issue with the forthcoming lenders policy. There are NO Conveyances affecting said land recorded within 36 months of the date of this report Note: The Company finds no matters against the name(s) of VHAO8 LLC in the Public Records which would appear as exceptions in the policy. Recording Fees charged for all files will be the actual county recording fees For King, Snohomish and Pierce Counties, there is an additional $4.00 per document electronic recording processing fee, which is the default for processing for all non -excise transactions in all counties for Fidelity. RECORDING CHARGES ARE SUBJECT TO CHANGE WITHOUT NOTICE Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) 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 Commitment (Adopted: 06.17.2006) Printed: 09.12.18 @ 06:12 AM Page 8 WA-FT-FTMA-01530.610051-SPS-1-18-611177571 AMERICAN LAND TITLE ASSOCIATION FIDELITY NATIONAL TITLE COMPANY OF COMMITMENT NO. 611177571 WASHINGTON COMMITMENT - FOURTH Note H: SCHEDULE B (continued) The language contained in the printed Exceptions from coverage and Conditions and Stipulations of the Policy committed for may be examined by inquiry at the office which issued the Commitment, and a specimen copy of the insurance Policy Form(s) referred to in this commitment will be furnished promptly upon request. Note I: Investigation should be made to determine if there are any service, installation, maintenance, or connection charges for sewer, water, electricity or Metro Sewer Treatment Capacity Charge. Note J: In the event the transaction fails to close and this commitment is cancelled, a fee will be charged to comply with the State Insurance Code and the filed schedule of this company. Note K: Instruments necessary to create the estate or interest or mortgage to be insured must be properly executed, delivered and duly filed for record. Note L: Note M: Note N: Your application for title insurance was placed by reference to only a street address or tax identification number. Based on our records, we believe that the legal description in this report covers the parcel(s) of Land you requested. If the legal description is incorrect, the seller/borrower must notify the Company and/or the settlement company in order to prevent errors and to be certain that the correct parcel(s) of Land will appear on any documents to be recorded in connection with this transaction and on the policy of title insurance. As part of Fidelity Title Company's commitment to the environment, we encourage the paperless distribution of our products whenever possible. To help conserve natural resources, we will automatically issue the forthcoming original policy(ies) electronically. Please provide us with a current e-mail address for the new owner and/or lender prior to closing or by emailing Unit2@fnf.com. Hard copy versions may be issued upon request. Notwithstanding anything to the contrary in this Commitment, if the policy to be is other than am ALTA Owner's Policy (6/17/06) or ALTA Loan Policy (6/17/06), the policy may not contain an arbitration clause, or the terms of the arbitration clause may be different from those set forth in this Commitment. If the Policy does contain an arbitration clause, and the Amount of Insurance is less than the amount, if any, set forth in the arbitration clause, all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) 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 Commitment (Adopted: 06.17.2006) Printed: 09.12.18 @ 06:12 AM Page 9 WA-FT-FTMA-01530.610051-SPS-1-18-611177571 AMERICAN LAND TITLE ASSOCIATION FIDELITY NATIONAL TITLE COMPANY OF COMMITMENT NO. 611177571 WASHINGTON COMMITMENT - FOURTH Note 0: Note P: Note Q: SCHEDULE B (continued) Any documents being executed in conjunction with this transaction must be signed in the presence of an authorized Company employee, an authorized employee of an agent, an authorized employee of the insured lender, or by using Bancsery or other approved third -party service. If the above requirement cannot be met, please call the Company at the number provided in this report. Fidelity National Title 600 University Street, #2710 Seattle, WA 98101 recordingseattle@fnf.com Cutoff time for recording release in King County is 2:50 PM, any release after 2:00 PM will record the following day. This map/plat is being furnished as an aid in locating the herein described Land in relation to adjoining streets, natural boundaries and other land. Except to the extent of a policy of title insurance is expressly modified by endorsement, if any, the Company does not insure dimensions, distances or acreage shown thereon. Note R: NOTE: The Consumer Financial Protection Bureau (CFPB) requires disclosure of non -discounted loan premiums, which are now identical to premiums shown in Schedule A. The Closing Disclosure premium breakdown required by CFPB is as follows: Loan Policy premium: $751.00 Loan Policy sales tax: $78.10 Owner's Policy: $1,262.00 Owner's Policy sales tax: $131.25 Title Binder and Title Search fees: None Endorsements: Premiums and sales tax are available upon request END OF NOTES END OF SCHEDULE B Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) 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 Commitment (Adopted: 06.17.2006) AMERICAN LAND TITLE ASSOCIATION Printed: 09.12.18 @ 06:12 AM Page 10 WA-FT-FTMA-01530.610051-SPS-1-18-611177571 • FIDELITY NATIONAL TITLE COMPANY OF COMMITMENT NO. 611177571 WASHINGTON COMMITMENT - FOURTH CONDITIONS 1. The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or acquired actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions and Conditions and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a report of the condition of title. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. 5. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules at http://www.alta.orq. END OF CONDITIONS Copyright American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) 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 Commitment (Adopted: 06.17.2006) Printed: 09.12.18 @ 06:12 AM Page 11 WA-FT-FTMA-01530.610051-SPS-1-18-611177571 RECORDING REQUIREMENTS Effective January 1, 1997, document format and content requirements have been imposed by Washington Law. Failure to comply with the following requirements may result in rejection of the document by the county recorder or imposition of a $50.00 surcharge. First page or cover sheet: 3" top margin containing nothing except the return address. 1" side and bottom margins containing no markings or seals. Title(s) of documents. Recording no. of any assigned, released or referenced document(s). Grantors names (and page no. where additional names can be found). Grantees names (and page no. where additional names can be found). Abbreviated legal description (Lot, Block, Plat Name or Section, Township, Range and Quarter, Quarter Section for unplatted). Said abbreviated legal description is not a substitute for a complete legal description which must also appear in the body of the document. Assessor's tax parcel number(s). Return address (in top 3" margin). **A cover sheet can be attached containing the above format and data if the first page does not contain all required data. Additional Pages: 1" top, side and bottom margins containing no markings or seals. All Pages: No stapled or taped attachments. Each attachment must be a separate page. All notary and other pressure seals must be smudged for visibility. Font size of 8 points or larger. Recording Requirements Printed: 09.12.18 c 06:12 AM by KC WA00000924.doc / Updated: 02.13.18 Page 12 WA--611177571 =IRE SAFE_ Inquire before you wire! WIRE FRAUD ALERT This Notice is not intended to provide legal or professional advice. If you have any questions, please consult with a lawyer. All parties to a real estate transaction are targets for wire fraud and many have lost hundreds of thousands of dollars because they simply relied on the wire instructions received via email, without further verification. If funds are to be wired in conjunction with this real estate transaction, we strongly recommend verbal verification of wire instructions through a known, trusted phone number prior to sending funds. In addition, the following non-exclusive self-protection strategies are recommended to minimize exposure to possible wire fraud. • NEVER RELY on emails purporting to change wire instructions. Parties to a transaction rarely change wire instructions in the course of a transaction. • ALWAYS VERIFY wire instructions, specifically the ABA routing number and account number, by calling the party who sent the instructions to you. DO NOT use the phone number provided in the email containing the instructions, use phone numbers you have called before or can otherwise verify. Obtain the number of relevant parties to the transaction as soon as an escrow account is opened. DO NOT send an email to verify as the email address may be incorrect or the email may be intercepted by the fraudster. • USE COMPLEX EMAIL PASSWORDS that employ a combination of mixed case, numbers, and symbols. Make your passwords greater than eight (8) characters. Also, change your password often and do NOT reuse the same password for other online accounts. • USE MULTI -FACTOR AUTHENTICATION for email accounts. Your email provider or IT staff may have specific instructions on how to implement this feature. For more information on wire -fraud scams or to report an incident, please refer to the following links: Federal Bureau of Investigation: Internet Crime Complain Center: http://www. fbi. qov http:// wvw. ic3. qov Wire Fraud Alert Original Effective Date: 5/11/2017 Current Version Date: 5/11/2017 Page 13 611177571 - WIRE0016 (DSI Rev. 12/07/17) TM and ()Fidelity National Financial, Inc. and/or an affiliate. All rights reserved FIDELITY NATIONAL FINANCIAL PRIVACY NOTICE Revised May 1, 2018 Fidelity National Financial, Inc. and its majority -owned subsidiary companies (collectively, "FNF", "our," or "we") respect and are committed to protecting your privacy. This Privacy Notice explains how we collect, use, and protect personal information, when and to whom we disclose such information, and the choices you have about the use and disclosure of that information. Types of Information Collected We may collect two types of information from you: Personal Information and Browsing Information. Personal Information. FNF may collect the following categories of Personal Information: • contact information (e.g., name, address, phone number, email address); • demographic information (e.g., date of birth, gender, marital status); • identity information (e.g. Social Security Number, driver's license, passport, or other government ID number); • financial account information (e.g. loan or bank account information); and • other personal information necessary to provide products or services to you. Browsing Information. FNF may automatically collect the following types of Browsing Information when you access an FNF website, online service, or application (each an "FNF Website") from your Internet browser, computer, and/or mobile device: • Internet Protocol (IP) address and operating system; • browser version, language, and type; • domain name system requests; and • browsing history on the FNF Website, such as date and time of your visit to the FNF Website and visits to the pages within the FNF Website. How Personal Information is Collected We may collect Personal Information about you from: information we receive from you on applications or other forms; information about your transactions with FNF, our affiliates, or others; and information we receive from consumer reporting agencies and/or governmental entities, either directly from these entities or through others. How Browsing Information is Collected If you visit or use an FNF Website, Browsing Information may be collected during your visit. Like most websites, our servers automatically log each visitor to the FNF Website and may collect the Browsing Information described above. We use Browsing Information for system administration, troubleshooting, fraud investigation, and to improve our websites. Browsing Information generally does not reveal anything personal about you, though if you have created a user account for an FNF Website and are logged into that account, the FNF Website may be able to link certain browsing activity to your user account. Other Online Specifics Cookies. When you visit an FNF Website, a "cookie" may be sent to your computer. A cookie is a small piece of data that is sent to your Internet browser from a web server and stored on your computer's hard drive. Information gathered using cookies helps us improve your user experience. For example, a cookie can help the website load properly or can customize the display page based on your browser type and user preferences. You can choose whether or not to accept cookies by changing your Internet browser settings. Be aware that doing so may impair or limit some functionality of the FNF Website. Web Beacons. We use web beacons to determine when and how many times a page has been viewed. This information is used to improve our websites. Do Not Track. Currently our FNF Websites do not respond to "Do Not Track" features enabled through your browser. Links to Other Sites. FNF Websites may contain links to other websites. FNF is not responsible for the privacy practices or the content of any of those other websites. We advise you to read the privacy policy of every website you visit. Privacy Statement Printed: 09.12.18 @ 06:13 AM by KC WA00000924.doc / Updated. 02.13.18 Page 14 WA--611177571 Use of Personal Information FNF uses Personal Information for three main purposes: • To provide products and services to you or in connection with a transaction involving you. • To improve our products and services. • To communicate with you about our, our affiliates', and third parties' products and services, jointly or independently. When Information Is Disclosed We may make disclosures of your Personal Information and Browsing Information in the following circumstances: • to enable us to detect or prevent criminal activity, fraud, material misrepresentation, or nondisclosure; • to nonaffiliated service providers who provide or perform services or functions on our behalf and who agree to use the information only to provide such services or functions; • to nonaffiliated third party service providers with whom we perform joint marketing, pursuant to an agreement with them to jointly market financial products or services to you; • to law enforcement or authorities in connection with an investigation, or in response to a subpoena or court order; or • in the good -faith belief that such disclosure is necessary to comply with legal process or applicable laws, or to protect the rights, property, or safety of FNF, its customers, or the public. The law does not require your prior authorization and does not allow you to restrict the disclosures described above. Additionally, we may disclose your information to third parties for whom you have given us authorization or consent to make such disclosure. We do not otherwise share your Personal Information or Browsing Information with nonaffiliated third parties, except as required or permitted by law. We reserve the right to transfer your Personal Information, Browsing Information, and any other information, in connection with the sale or other disposition of all or part of the FNF business and/or assets, or in the event of bankruptcy, reorganization, insolvency, receivership, or an assignment for the benefit of creditors. By submitting Personal Information and/or Browsing Information to FNF, you expressly agree and consent to the use and/or transfer of the foregoing information in connection with any of the above described proceedings. Please see "Choices With Your Information" to learn the disclosures you can restrict. Security of Your Information We maintain physical, electronic, and procedural safeguards to guard your Personal Information. We limit access to nonpublic personal information about you to employees who need to know that information to do their job. When we provide Personal Information to others as discussed in this Privacy Notice, we expect that they process such information in compliance with our Privacy Notice and in compliance with applicable privacy laws. Choices With Your Information If you do not want FNF to share your information with our affiliates to directly market to you, you may send an "opt out" request by email, phone, or physical mail as directed at the end of this Privacy Notice. We do not share your Personal Information with nonaffiliates for their use to direct market to you. Whether you submit Personal Information or Browsing Information to FNF is entirely up to you. If you decide not to submit Personal Information or Browsing Information, FNF may not be able to provide certain services or products to you. For California Residents: We will not share your Personal Information or Browsing Information with nonaffiliated third parties, except as permitted by California law. For Nevada Residents: You may be placed on our internal Do Not CaII List by calling (888) 934-3354 or by contacting us via the information set forth at the end of this Privacy Notice. Nevada law requires that we also provide you with the following contact information: Bureau of Consumer Protection, Office of the Nevada Attorney General, 555 E. Washington St., Suite 3900, Las Vegas, NV 89101; Phone number: (702) 486-3132; email: BCPINFO@ag.state.nv.us. For Oregon Residents: We will not share your Personal Information or Browsing Information with nonaffiliated third parties for marketing purposes, except after you have been informed by us of such sharing and had an opportunity to indicate that you do not want a disclosure made for marketing purposes. Privacy Statement Printed: 09.12.18 @ 06:13 AM by KC WA00000924.doc / Updated: 02.13.18 Page 15 WA--611177571 For Vermont Residents: We will not disclose information about you creditworthiness to our affiliates and will not disclose your personal information, financial information, credit report, or health information to nonaffiliated third parties to market to you, other than as permitted by Vermont law, unless you authorize us to make those disclosures. Information From Children The FNF Websites are meant for adults and are not intended or designed to attract persons under the age of eighteen (18). We do not collect Personal Information from any person that we know to be under the age of thirteen (13) without permission from a parent or guardian. International Users FNF's headquarters is located within the United States. If you reside outside the United States and choose to provide Personal Information or Browsing Information to us, please note that we may transfer that information outside of your country of residence for any of the purposes described in this Privacy Notice. By providing FNF with your Personal Information and/or Browsing Information, you consent to our collection, transfer, and use of such information in accordance with this Privacy Notice. FNF Website Services for Mortgage Loans Certain FNF companies provide services to mortgage loan servicers, including hosting websites that collect customer information on behalf of mortgage loan servicers (the "Service Websites"). The Service Websites may contain links to both this Privacy Notice and the mortgage loan servicer or lender's privacy notice. The sections of this Privacy Notice titled When Information is Disclosed, Choices with Your Information, and Accessing and Correcting Information do not apply to the Service Websites. The mortgage loan servicer or lender's privacy notice governs use, disclosure, and access to your Personal Information. FNF does not share Personal Information collected through the Service Websites, except (1) as required or authorized by contract with the mortgage loan servicer or lender, or (2) as required by law or in the good -faith belief that such disclosure is necessary to comply with a legal process or applicable law, to enforce this Privacy Notice, or to protect the rights, property, or safety of FNF or the public. Your Consent To This Privacy Notice; Notice Changes By submitting Personal Information and/or Browsing Information to FNF, you consent to the collection and use of the information in accordance with this Privacy Notice. We may change this Privacy Notice at any time. The revised Privacy Notice, showing the new revision date, will be posted on the FNF Website. Each time you provide information to us following any amendment of this Privacy Notice, your provision of information to us will signify your assent to and acceptance of the terms of the revised Privacy Notice for all previously collected information and information collected from you in the future. We may use comments, information or feedback that you submit to us in any manner that we may choose without notice or compensation to you. Accessing and Correcting Information; Contact Us If you have questions, would like to access or correct your Personal Information, or want to opt -out of information sharing for affiliate marketing, send your requests via email to privacyfnf.com, by phone to (888) 934-3354, or by mail to: Fidelity National Financial, Inc. 601 Riverside Avenue, Jacksonville, Florida 32204 Attn: Chief Privacy Officer Privacy Statement Printed: 09.12.18 @ 06:13 AM by KC WA00000924.doc / Updated. 02.13.18 Page 16 WA--611177571 CITY OF TUKWILA Public Works Department Permit Center 6300 Soutlrcenter Blvd., Suite /00 Tukwila, WA 98188 http://www.TukwilaWA.gov R DEC Y2018 Permit No. Project No. Date Application Accepted: Date Application Expires: (For office use only) RECEIV ii AFFIC CONCURREAZYPaRTIFICATE APPLICATION JAN 24 2019 Community I Sp(;ATION Applications and plans must be complete in order to be accepted for plan review. Applications will not be accepted through the mail or by fax. **Please Print** I Site Address: f0.9U'V L/Y 4 Pt, c King Co. Assessor's Tax No.: 3 LI 703 OQ dU ilea 7i/ A- IA 01- c—1 ((, I �t Suite Number: Tenant Name: PROPERTY OWNER Name: i./'L/ f3 c' Address: sib . uJ City: 1.112Ae.t1 LLC— A-ni m State: t Zip: 9 V 66 Scope of Work (please provide detailed information): CONTACT PERSON - person receiving all project communication Name:(` �7 f�nn `�, l Lin Address: �J d 6 £j) 4 nbetu/p P City: State:LU Phone: ` ss ( Fax: Email: 04,40 j44oO _ n. Zip: "'KS/ Type of Existing Use: Size of Existing Use: Is existing building vacant? For how long? Type of work: 0 New 0 Addition Type of Proposed Use: 0 Change of use ❑ Remodel Size of Proposed Use: 0 Tenant Improvement I PERMIT APPLICATION NOTES Expiration — The concurrency test notice shall expire 90 days after issuance unless the applicant submits a SEPA or other documentation pursuant to TMC 21.04. If the submittal is made within 90 days, the test notice shall be valid for one calendar year from the date of issuance of the notice. Once the associated development permit or building permit is approved, the final concurrency certificate shall be valid for 2 years or as long as the developer possesses a valid building permit for the development. Extensions may be granted in accordance with TMC 9.50. Transferability — A certificate of concurrency is not transferable to other land, but may be transferred to new owners of the original land. A certificate of concurrency shall apply only to the specific land use, density, and intensity described in the application for a development permit or building permit. I HEREBY CERTIFY THAT I HAVE READ AND EXAMINED THIS APPLICATION AND KNOW THE SAME TO BE TRUE UNDER PENALTY OF PERJURY BY THE LAWS OF THE STATE OF WASHINGTON, AND I AM AUTHORIZED TO APPLY FOR THIS PERMIT. PROPERTY OWNER R AUTHORIZED AGENT: Signature: _ Date: 1'2 - 7.c — /' Print Name: Ott rlt! cil t 11Gf/l1 ' Day Telephone: Mailing Address: elf) < 7•47n hceofin &Ain 13Cl/ZiM (LA - City State Zip City of Tukwila Development Application Fees for Concurrency Analysis Fees for Residential Use Fees for Non -Residential Use Unit Alt Types of Residential' Gross Floor Area industrial 2 Office 3 Retail 4 Eatery 5 Institutional & Port 6 Ail Other Uses Between 1 and 3 $300 Less than 5,000 $1,000 $1,800 $2,700 $5,400 $500 - $1,500 Between 4 and 5 $600 Between 5,001 and 10,000 $1,500 $2,700 $4,050 $8,100 $1,000 $2,000 Between 6 and 10 $1,200 Between 10,001 and 20,000 $2,000 $3,600 $5,400 $10,800 $1,500 $2,500 Between 11 and 15 $2.000 Between 20,001 and 30,000 $3,000 $5,400 $8,100 $10,800 $2,000 $2,500 Between 16 and 20 $3,500 Between 30,001 and 40,000 $4,000 $7,200 $10,800 $10,800 $2,500 $2,500 Between 21 and 25 $5,000 Between 40,001 and 50,000 $5,000 $9,000 $13,500 $10,800 $3,000 $2,500 Between 26 and 30 $6,500 Between 50,001 and 70,000 $6,000 $10,800 $16,200 $10,800 $4,000 $2,500 Between 31 and 40 $8,000 Between 70,001 and 90,000 $7,000 $12,600 $18,900 $10,800 $5,000 $2,500 Between 41 and 60 $10,000 Between 90,001 and 150,000 $8,000 $14,400 $21,600 $10,800 $6,000 $2,500 Greater than 80 $12,000 Between 150,001 and 200,000 $9,000 $16,200 $24,300 $10,800 $7,000 $2,500 Greater than 200,000 $10,000 $18,000 $24,300 $10,800 $8,000 $2,500 1 All residential uses defined by the iTE Trip Generation Manual Land Use Codes 200-299, including single family, multi -family, mobile home parks, and shared housing 2 Alt industrialIagricultural uses defined by the ITE Trip Generation Manual Land Use Codes 100-199, including light and heavy industrial, manufacturing, and warehousing 3 All office, medical, and service related uses defined by the iTE Trip Generation Manual Land Use Codes 600-699, 700-799, and 900-999, including general office, medical facilities, and banks 4 All retail and recreation uses defined by the ITE Trip Generation Manual Land Use Codes 400-499, 800-830 and 837-899, including retail sales, rental sales, athletic clubs, and theaters i All food service uses defined by the ITE Trip Generation Manual Land Use Codes 831-836, excluding accessory (stand-alone) drive -through espresso stands (or similar) under 250sf which are assessed $300 6 All institutional and transportation uses defined by the ITE Trip Generation Manual Land Use Codes 000-099 and 500-599, including schools, places of worship, day care, terminals, and transit Page 2 or 2 Concurrency Application Fee TableFees City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Web site: http://www.TukwilaWA.gov CERTIFICATE OF SEWER AVAILABILITY RECEIVED REC JAN 24 2U19 DEC 21 Community Development PERMIT NO.: 018 mmunity Part A: To be completed by applicant This certificate is for the purposes of: (Residential Building Permit ❑ Commercial/Industrial Building Permit Proposed use: ;Eg. Residential Single Family ❑ Other Applicant Name: /mac% % t Preliminary Plat ❑ Rezone Short Subdivision ❑ Other ❑ Residential Multi -Family ❑ Commercial Legal Description (attach map and legal description if necessary): .qr' Lj71GC/1 S *tee( c i&ri 621 33(j7Sfc O'7f Applicant Phone No.: 12,0 - CSC --s s6 V AV '14 / ,4S S >L'P le/cJ Part B: To be completed by sewer utility district a. Sewer Service will be provided by side sewer connection only to an existing size sewer feet from the site and the sewer system has the capacity to serve the proposed use. OR ❑ b. Sewer service will require an improvement to the sewer system of: ❑ 1) feet of sewer trunk or lateral to reach the site; and/or ❑ 2) the construction of a collection system on the site; and/or ❑ 3) other (describe): 2. (Must be completed if 1.b above is checked) ❑ a. The sewer system improvement is in conformance with a County approved sewer comprehensive plan, OR ❑ b. The sewer system improvement will require a sewer comprehensive plan amendment. 3. ❑ a. The proposed project is within the corporate limits of the District, or has been granted Boundary Review Board approval for extension of said service outside the District, OR ❑ b. Annexation or BRB approval will be necessary to provide service. 4. Service is subject to the following: a. District Connection Charges due prior to connection: GFC: $ SFC: $ UNIT: $ TOTAL: $ (Subject to change on January 1st) King County/METRO Capacity Charge: Currently, $6,240.96/residential equivalent, will be billed directly by King County after connection to the sewer system. (Subject to change by King County/METRO without notice.) b. Easements: 0 Required 0 May be required c. Other: I hereby certify that the above sewer agency information is true. This certification will be valid for one year from the date of signature. By Title Date H:Upplications\Forms-Applications On Linc\2011-05 Sewer Availability. doc Revised May 2011 ..,;ECEI H ED JAN 24 2019 Community merit Develop City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Web site: http://www.TukwilaWA.gov RECEIVED CERTIFICATE OF WATER AVAILABILITY JAN 24 2019 CJR4VPi' NO.: Development ED DEC . .0i0 Development Part A: To be completed by applicant Site address (attach map and legal description sppowing hydrant location and size of main): Iek-77,0 1/44 PlaCe ,c;ce 7E/k o. ik , LAi f - 9g148 Owner Information Agent/Contact Person Name: t///Cris 2.L - , Name: (/1111t 0lt:M • Address: S/(' S h ? 41 heAF,?,7 l31.U!) �.P12i ? Address: (" SI If, 56.) Aml icr m $Cl/ P ;u ;efn 4-4144 Phone: *� - 907_ — 5 wn- eiv.6L Phone: _ ? v2 —- .s, This certificate is for the purposes of: ❑ Residential Building Permit ❑ Commercial/Industrial Building Permit Preliminary Plat Rezone Estimated number of service connections and water meter size(s): 54 Short Subdivision ❑ Other Vehicular distance from nearest hydrant to the closest point of structure is 1y0 i7 ft. Area is served by (Water Utility District): / Owner/Agent Signat Date Part B: To be completed by water utility district 1. The proposed project is within (City/County) 2. ❑ No improvements required. 3. The improvements required to upgrade the water system to bring it into compliance with the utilities' comprehensive plan or to meet the minimum flow requirements of the project before connection and to meet the State cross connection control requirements: (Use separate sheet if more room is needed) 4. Based upon the improvements listed above, water can be provided and will be available at the site with a flow of gpm at 20 psi residual for a duration of 2 hours at a velocity of fps as documented by the attached calculations. 5. Water availability: ❑ Acceptable service can be provided to this project ❑ Acceptable service cannot be provided to this project unless the improvements in Item B-2 are met. ❑ System is not capable of providing service to this project. I hereby certify that the above information is true and correct. Agency/Phone By Date H:\Applications\rorms-Applications On Line\2011-05 Water Availability. doc Revised. May 2011 CIT Y 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 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 /.gyp 7 Q a 61-4 {Y ' `v /4,J1ItA `j t /' 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 -7Ci('V ve oprne^t (city), Lo A- (state), on /0Q — 1 20 / C( (Print Name) S/6 gw A-mk .um &,V (� (Address) A06 02 —SV-6 (Phone Number) (Signature On this day personally appeared before me (QJ1 a.t c PJIC� G'✓\ to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS A 1" DAY OF -DrefhL e c/- , 20 ) TARY PUBLIC in and for the State of Washington residing at %L(Kwi 1 C.1 My Commission expires on 0,Sla9/a2 q z 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 it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). Check items submitted with application Information Required. May be waived in unusual cases, upon approval of Public Works and/or Planning APPLICATION MATERIALS: r/ 1. Application Checklist (1 copy) indicating items submitted with application. _ i.7 2. Completed Application Form and drawings (4 copies). / V 3. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). i ie,1 4. One set of all plans reduced to either 8 1/2" x 11" or 11" x 17". S�� y, L. _ 5. Application Fee: See Land Use Fee Schedule. 6. SEPA Environmental Checklist (for projects with 5-9 lots or cut/fill over 500 cubic yards see SEPA Application Packet) PUBLIC NOTICE MATERIALS: short plats of 5-9 lots are required to provide public notice 7. If the project requires SEPA review or involves a short plat of 5 — 9 lots: Payment of notice board fee (see Land Use Fee schedule) to FastSigns 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 Sign Specifications Handout). 8. If the project involves a short plat of 5 —9 lots: 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. 9. 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. _ _. ' f ('+ Pilic flk L.; trait to 201% Development DEC ommunity -r Check items submitted with application Information Required. May be waived in unusual cases, upon approval of Public Works and/or Planning PROJECT DESCRIPTION AND ANALYSIS: / l/ 10. Title Report: must clearly establish status as legal lot(s) of record, ownership, all known easements and encumbrances, must be dated within 45 days of application filing (two copies). I / 11. Sewer and water availability letters are required from the provider district if the area is not serviced by the City of Tukwila. Forms are available at the DCD office. A--C/ 12. Provide two copies of sensitive area studies such as wetland or geotechnical reports if needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). See the Geotechnical Report Guidelines and Sensitive Area Special Study Guidelines for additional information. 13. Printed computer plat closure or demonstrated mathematical plat closure on all lots, streets, alleys and boundaries. Allowable error of closure shall not exceed one foot in 5,000 feet. PLAT SURVEY: a template is available from the City in AutoCAD format / ✓ 14. (a) The plat survey must include the name of the plat, graphic scale, space for the City of Tukwila file number and north arrow. It shall be drawn with black ink in record of survey format and include the elements listed at TMC 17.04.060(A). This shall be stamped by the surveyor. Y (b) Legal descriptions of the existing and proposed lots. / (c) All applicable certificates and approvals (listed on the template, see TMC 17.04.060). (d) Existing and proposed lot lines shown solid with new lines called out and lot lines to be removed shown dashed. (e) Lot and block numbers beginning with the number one (1) and numbered consecutively without omission or duplication. (f) Total lot or parcel sizes and average width of each proposed lot (min 50 ft. for residential). (g) Dash in required setback distances from all parcel lot lines. (h) Fire access lanes and turn-arounds per Fire Department standards. (i) Location of all tracts to be dedicated to any public or private purpose shall be distinguished from lots intended for general development with notes stating their purpose and limitations. (j) Locations of existing and proposed public street rights -of -way and private access easements. (k) Location, dimension and purpose of existing and proposed easements. Provide recorded documents which identify the nature and extent of existing easements. (I) Vicinity Map with site location, does not have to be to scale. LANDSCAPE PLAN: for 5-9 lot short plats or Planned Residential Developments only 15. (a) Landscape planting plan stamped and signed by a Washington State licensed landscape architect. Plan must include at least one tree in the front yard of each lot and meet Public Works standards (TMC 17.20.030(G)). Plans must include the type, quantity, spacing and location of all plantings. Maximum sheet size 24" x 36". (b) Show all existing trees to be retained and any tree protection measures required (for example fencing at drip line). RECEIVED JAN 2 4 2019 Com r;;ni`y De\,ei3pfnent DEC 018 Co munity C•eve1opment D Check items submitted with application Information Required. May be waived in unusual cases, upon approval of Public Works and/or Planning SENSITIVE AREAS PLAN: 16. (a) Plan showing the location of all sensitive areas (e.g. streams, wetlands, slopes over 15%, coal mine areas and important geological and archaeological sites). For stream frontage provide existing and proposed top of stream bank, stream bank toe, stream mean high water mark, and base flood elevation (i.e., 100 yr. flood). Maximum sheet size 24" x 36". (b) Location of all required sensitive area buffers, setbacks, tracts and protection measures. (c) Show all significant trees (4" or more in diameter measured 4.5 feet above grade), indicating those to be retained and those to be removed. A tree permit will be required for removal of any (d) Show proposed lot and tract lines. CIVIL PLANS: 17. (a) One set of all civil plans and analyses shall be stamped, signed and dated by a licensed (b) Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to (c) Existing (dashed) and proposed (solid) topography at 2' intervals (minimum 20 ft. beyond the (d) Total expected cut and fill for plat buildout. (e) Existing and proposed utility improvements, on site and in street (water, sewer, power, natural gas, telephone, cable). Schematic designs to be provided regardless of purveyor (e.g. site line size, location, and size of public main). No capacity calcs, invert depth, valve locations or the like are needed. (f) Storm drainage design at least 90% complete, which meets the King County Surface Water Design Manual (KCSWDM). Include a Technical Information Report (TIR) including feasibility analysis if required by the Manual. Call out total existing and proposed impervious surface in square feet. Include all storm drainage conveyance systems, water quality features, detention structures, features. For additional guidance contact Public Works or go to PERMIT maintenance access and safety CENTER. (g) Locate the nearest existing hydrant and all proposed hydrants. (h) Show the 100 yr. flood plain boundary and elevation as shown on FEMA maps. (i) Plan, profile and cross-section for any right-of-way improvements. (j) Show access to lots, driveways, parking areas, fire access lanes and turn-arounds. (k) Show the location and distance to proposed property lines of all existing structures, indicating (I) Show proposed lot, tract and easement lines. RECEIVED JAN 24 2019 Community Development RECEIVED DEC 212018 Community Development CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 SHORT PLAT APPLICATION FOR STAFF USE ONL Y Planner: File Number: La : 0 / / 7 Application Complete Date: Project File Number: PL a —04),2_, Application Incomplete Date: Other File Numbers: NAME OF PROJECT/DEVELOPMENT: vha08 Short Plat BRIEF DESCRIPTION OF PROJECT: Short plat into 4 lots ORIGINAL # OF LOTS: 2 PROPOSED # OF LOTS 4 5-9 LOTS REQUIRES PUBLIC NOTICE. PLEASE REFER TO SECTION 8 OF APPLICATION CHECKLIST LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 12072 44th PL S Tukwila WA 98178 LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 3347400900- 3347400910 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: Kenny Can D Pham Address: 516 SW Ambaum BLVD - Burien, WA 98166 Phone: 206-802-5568 FAX: E-mail: vha08@yahoo.,eom Signature: Date: 12/19/2018 RECEIVED JAN 24 2019 Cc^lmunity Development Retained Trees: TYPE CE PI BI BI BI SP BI AP DS Removed Trees: CW CW CW CW CALIPER (INCHES) 18 8 12 14 16 8 22 12 14 40 36 32 32 / CB RIM = 14.23' / / / RECEIVED JAN 24 2019 Community Development / / / / / / / / / / / / / / / ,'1 ELEVATIONS SHOWN ON THIS DRAWING A E' N AN ASSUMED DATUM. / / / / 90 SP, / '51 / /%'`� ` / \�� \ / 0 �(Q \ \ i '`.. .'0 A te • l \. \<.) ,. c 0ip7I// i I �. I I10\v \. .sue•6/4. I/ I o I / Npst oe b ,� I'/• I / •'� h ,� Q� ►� / ,., 1 NG FIRE�� L :l ,hh .R• (' /\� G HOUSE (TO REMAIN) FINISH FLOOR = 14.63' RIDGE HEIGHT = 34.07 TYPE 11 C8 45, ` \\\Y\k/ ` d / / ob / • /,,,`/ \ • /a / \ / /\/ / / PROPOSED IRE (Tr.. 5g� / OclO q <\ , / 41'0/:1'h�/ / / 'Ng?' FOUND REBAR d "23604• 0.2' S OF A 2' OFFSET / TYPE 1 CB / �o REcEIVED DEC 212010 Comm nitY Deve Op / \ / er— \ / TYPE 1, $' - 30 CE DS SP BI PI CW CEDAR DECIDUOUS SPRUCE BIRCH PINE COTTON WOOD * INDICATES MULTI —TRUNK 0 W — E 30 60 SCALE IN FEET NOTE: BOUNDARY AND TOPOGRAPHY ARE BASED ON MAPPING PROVIDED TO MIGIZI OBSERVATIONS MADE IN THE FIELD. THE INFORMATION SHOWN DOES NOT CONSTITUTE A FIELD SURVEY BY MIGIZI. Migizi Group, Inc. PO Box 44840 Tacoma, WA 98448 253-537-9400 253-537-9401 fax www.migizigroup.com PROJECT: 12072 44th PI S Tukwila, Washington SHEET TITLE: Preliminary Site Plan DESIGNER: CRL JOB NO. P1502-T18 DRAWN BY: CRL SCALE: 1"=30' CHECKED BY: CRL FIGURE:1 DATE: Dec. 20, 2018 FILE: SD City d Tukwila Depabsee d Cesananb Deveesp e M00 Southerner Ssdnwrd, Te.mi. WA UIU Tie OM 4314170 PAX ceog 4314MN Enna likpinffillublemem SHORT PLAT NUMBER: PRE18-0032 DECLARATION Knew d nnern by these present that we. the undersigned, emer(s) In he simple of the Mel herein described de hereby maks • short subdivision thereof pursuant t. RCW 0117.000 and edutoodeden that said subdivision shell not be triter divided In Pry mrrr within • period stave years. from date at record, without the fling at a lbnd pit T s undrn4red trans deans arts short pest be be the onside r.pr.awdsOan d saki shut subdivision end to some Is nude with one Are caret end In accaninsa wilt the ds.ls at the owvee(.) In witness whereat we hive en car hands and S. Hamer Neu: Urea: S TATE OF WASHINGTON Coady d qup On We dry preauSy smeared before fro to me Iowan b be the hddl4d vote eximul.d one %M a and ter...Yg rran.nr4.nd .duwaesdyr0 Out belahe maned to sae. as Maw 'splintery act end deed toe the uses and purposes Wren mndaet GIVEN under my And rd s(0cl l seal this day d . 20_ SISarWe: Nune r oommMisnek TM: ry eppointrnent - - - STATE OF WASHINGTON Canty d IQ, On are dry peewee* ep-..rod Were me to me beewn l he the bnd1ldent wit ru.Aed one within and Ore1ebq brbument and aaln.sbdaed that Alan, slued the saner Nether vob.rry .et end deed, tor the rasa and pompom amen onsMoned. GIVEN under Pry hand and official .red Mte day of . 20 Name sa corrintrelonsuk Sty ipiArred Shires; UM) SURVEYORS CERTIFICATE re%rered r a kid euveyr byte Nolo etWWdnbn ee, osroty art this pie le bred en on at bed envoy et as Ind dealer herein. emducted by me r ender cry su*.M.lan; and to desiou, case and snipe are shown heroes crrsatty: end art m.a acme ear then arose mam.nante peeved ter wind, ate Wes dew tree been ae and Id corners sided on eve nand r dspkted en the pest $I1rVEY et NE 1N OF eE 1N OF 0ECTlON 10 T.31 NA 4 E. WY. N IONG COUNTY. WANOIOTON RECORDING Oawran eta r mot eft noel r en My r TVrr ea_ yes roar .�rrr_rlr mufti la Vale•IPYIL ma& Pee 0..er, r.. Panb..,w Seri Muni awl ban= VHAOS SNORT PLAT A PORTION OF THE NE 1/4 OF THE SE 1/4 OF SECTION 10, TOWNSHIP 23 NORTH. RANGE 4 EAST RECEIVED JAN 2 4 ?9 ►9 Community Development OWNER(Sk VHAOS, LLC 1 208 Development ADORESS:12072 & 12070( 44TH PL S TUKVVIA` WA S017S APPROVALS IVOLUME PAGE KING COUNTY POUNCE DIVISION I certify Mot all property taw ere paid and that a dams* has Men node In sufficient amount to pry the tee for one Mowing per; Pat there .n n. delinquent spedsi rseasmi is maned l Ode WM for constant; end the i spend aseeesnerrb en .ry ct the property herein dedicated as strung, dieyo, or tar Mee public use ere FIN ten f1i Tide dry et 20 IOnp County Treasurer Deputy Pang Carty Treace r KING COUNTY ASSESSOR'S APPROVAL Ermined end approved by the Deportment of Aseese node tlnte day d 20 qna County A....er Deputy Assessor Parcel timbals): 102300011 TUKWILA SHORT SUBDIVISION COMMITTEE APPROVAL Reviewed and aPPn0.1 d by One Short Subdivision Comas. and herby caddied for Ming are day of 20 Chairperson, Stun Subdvisfon Committee f1 VICINITY MAP Sete Surveying, Inc. .wrr_nl,upeeee_ MCI NI ewc everw del eel, Plum ISILIM14412 OPA1Ww efJ Gl. 717�7e JD1 eat 1eJ10 c+tvrow 11w lour row arsar 1 r 3 City et Tukwila Dap616ma1t at Caa1s11y Wwkpount 11100INN/Ra i6ar Doulaward, TAMIL WA WMM Td.p s s we) 431 iA0 FAX (2M) 42140Se E•LNW tubloaimbelumma SHORT PLAT NUMBER: PRE18-0032 TAX PARCEL 33474043002 THAT PORTION OF LOTS 32 NO 33 UNBLOCK 4 OF CD. MULAI B MEADOW GMDBM ADORION TO TIE CT' OF SEATTLE. DN. 1, AS PER AT RECORDED N YCLISE 12 C► PUTS, PAGE IN, RECORDS OF KM COUNTY. LY1HG WESTERLY OF A UM WMC11 ! PARALLEL TO NO {CO FEET WESTERLY, MEASURED AT MOW ANGLES FROM THE WESTERLY LNE OF TIE CIO ROW Of WAY (AS R FROSTED N TIE YEARS 1606 NO 190S) OF TIE NORTHERN PACIFIC RALWAY COiANY. TAX PARCEL: 334740-01110: LOTS 34 NO 38, !LOCK 4 EXCEP N3 THAT POIRION LYNG EASTERLY OF LNE CRAM PARALLEL WITH N0400 FEET DISTANT WESTERLY, MEASURED AT ROIL ANGLES FROM TIE WESTLFLY LSE OF TIE RKLNT.RWAY NOW 0111ED SY TIE NORT10901 PACIFIC RALWAY C36WNIY. ALL N C.D. Hl1RMNS MEADOW GARDENS AOOrT6N TO THE CRY OF SEATILE DN. NO. I. AOCOlOOq TO THE PLAT RECORDED N VOLUME 12 OF RATS. PAGE N. N ENO COMITY. WAX N0TON. SITUATE N WE COWRY OF KING, STATE OF WASINGIOI VHAOB SHORT PLAT A PORTION OF THE NE 1/4 OF THE SE 1/4 OF SECTION 10, TOWNSHIP 23 NORTH. RANGE 4 EAST clIsceiN SAN242019 cor-munent Devel0Pm VOLLSN PAGE RECEIVED 212016 �6t�im Development OWNERS) VHAOS, LLC ADORESS:12072 i 120)OL 44TH PL S TU(WILA. wA Be17e MEM Site Surveying, Inc. WwaMwrwlaaMSei 1011a3KN M161WaviA WREN MUM 4111.110441.1 DRAWN SY al OATS 1346.1048 JOB NUEIER MID CHECKED BY SCALE 1' .v 2 OF CIIy a4 Wools I. DowWard al Camminity 0wE10044•10 4700 Goultisimear 81edE0.4 Tubas WA MIS TiO11ar (2OT) 4814874 FAX (7a) 4$1JEO8 E,1108:10oEaGE SHORT PLAT NUMBER: PRE18-0032 GROPHIC SCALE 1.0 Q 1,0 �78 40 INCH • 20 FT. • • • n • \\IL L -RE C oNNN 21 2010 .'-.COtllmUnity uevelu�'1 n�++t VMAO8 SHORT PUT A PORTION OF THE NE 1/4 OF THE SE 1/4 OF SECTION 10. TOWNSHIP 23 NORTH. RANGE 4 EAST • Y NUM EWE 264.50 nam q yeolre°E SVA° OWNER(8): VHA08. LLC ADORESS:12012 II 120J0( 44TH Ft S TUKWILA. WA 08178 &orh tor, 0 Lora Lora IVOLUME PAGE RECEIVED ��.i J JAN 24 2019 Community Develooment • 40 dtvQz 11EAS 1 0 0 T■ x I 4 •S Site Surveying, Inc. CROON 8Y BJ DATE 1i/N01$ J08 MUMMER 1N10 0E0®EY TNw SCALE MEET 3 3