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04-102092 (2) RECEIVED MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES MAY 2 6 2004 33530 First Way South CITY OF PO Box 9718 Federal Way all OF FEDERAL WAY i3U11 DING DEPT. Federal Way WA 98063-9718 253-661-4000;Fax 253-661-4129 www.cityoffederalway.com APPLICATION No(s) 0 L Q 9 e1. — PC Date May 26, 2004 Project Name Stokes' 4-plexes Property Address/Location 31250—28th Avenue South,Federal Way,WA 98003 Parcel Number(s)0921049197 Project Description The proposed project includes the construction of 3 new 4-plex buildings,3 storage facilities,a maintenance building,laundry facility,and 24 new parking spaces. PLEASE PRINT Type of Permit Required Applicant Annexation Binding Site Plan Name: Doug Stokes Boundary Line Adjustment Address: 2816 S. 299th Place Comp Plan/Rezone Land Surface Modification City/State: Federal Way,WA Lot Line Elimination Zip: 98003 X Preapplication Conference Phone: (253)709-2974 Process I(Directors Approval) Fax: = Process II(Site Plan Review) Email: Process III(Project Approval) Signature: Process IV(Hearing Examiner's Decision) Process V(Quasi-Judicial Rezone) Agent(if differ an Applicant) Process VI —SEPA w/Project Name: Jeff Mann,Apex Engineering PLLC SEPA Only Address: 2601 S. 35th Street Suite 200 Shoreline: Variance/Conditional Use City/State: Tacoma,WA Short Subdivision Zip: 98409 Subdivision Phone: (253)473-4494 Variance: Commercial/Residential Fax: (253)473-0599 Email: mann@apexengineering.net Required Information Signature: /AD Multi-family residential Zoning Designation Owner Multi-family Comprehensive Plan Designation Name: Doug Stokes 500,000 Value of Existing Improvements Address: 2816 S. 299th Place 1,000,000 Value of Proposed Improvements City/State: Federal Way,WA Zip: 98003 Uniform Building Code(UBC): Phone: (253)709-2974 Residential Occupancy Type Fax: Email: Type 5 Construction Type Signature: Bulletin#003—March 3,2003 Page 1 of 1 k:\Handouts—Revised\Master Land Use Application • F ILE 1116. CITY OF CITY HALL 33530, Fe d e ra I Way Feder 1st Way South•P-9 Box 9718 Federal Way,WA 98063-9718 (253)661-4000 www.cityoffederalway.corn June 28, 2004 Mr.Douglas Stokes 2816 South 299th Place Federal Way, WA 98003-4266 RE: Permit#04-102092-000-00-PC; PREAPPLICATION CONFERENCE SUMMARY Stokes Four-Plex,31250 28`h Avenue South,Federal Way Dear Mr. Stokes: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee(DRC)held June 17, 2004. We hope that the information discussed at that meeting was helpful in understanding the general requirements for your project as submitted. This letter summarizes comments given to you at the meeting by the members of the DRC. The members who reviewed your project and provided comments include staff from the City's Planning and Building Divisions and Public Works Department,and representatives from Lakehaven Utility District and Federal Way Fire Department. Some sections of the Federal Way City Code(FWCC)and relevant information handouts are enclosed with this letter. Please be advised,this letter does not represent all applicable codes. In preparing your formal application,please refer to the complete FWCC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Isaac Conlen(253-835-2643, or isaac.conlen@cityoffederalway.com). For specific technical questions about your project, please contact the appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication and permitting process can be referred to your key contact. PROJECT DESCRIPTION Based on the submitted materials,the applicant proposes to construct three new four-plex buildings,three detached storage buildings,a maintenance facility, laundry building, parking, and related site improvements on a site currently improved with multi-family residential units and a single-family home. The property is zoned Multi-Family Residential(RM2400);a minimum of 2,400 square feet is required per dwelling unit. MAJOR ISSUES Outlined below is a summary of the major issues of your project based on the plans and information submitted for preapplication review. These issues can change due to modifications and revisions in the plans. These major issues only represent comments that the DRC consider most significant to your project and do not include the majority of the comments provided. The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the entire department comments made in the next section of this letter. Mr.Stokes - June 28,2004 Page 2 • Planning Division 1. As proposed the project exceeds allowable density. 2. Side and rear landscaping buffers do not satisfy minimum dimensional requirements of 10 feet width. 3. Parking lot landscaping is not shown. 4. The play area does not satisfy minimum square footage and dimensional requirements. 5. The project must be designed in accordance with community design guidelines. • Public Works Development Services Division I. Future construction on this proposed site will create 5,000 square feet or more of new impervious surface, and therefore surface water flow control will be required, utilizing the Level 1 flow control standards. 2. Future construction will also create more than 5,000 square feet of Pollution Generating Impervious Surface(PGIS),that will require on-site water quality treatment. Water quality treatment shall be from the Basic Water Quality menu. These criteria are per the 1998 King County Surface Water Design Manual(KCSWDM). 3. The detention facilities must be designed per the requirements of the 1998 KCSWDM,and Federal Way Addendum to the manual. The water quality facility must be designed as an aboveground facility, unless it can be shown to be unfeasible. A written request, outlining the reasons to construct the water quality facility as an underground vault, must be submitted at the time of the land use application. 4. The drainage facilities are proposed to outlet onto WSDOT right-of-way and therefore will require WSDOT approval. • Lakehaven Utility District Extension of sewer facilities,from the existing sewer main to the east of the site,will likely require a right-of-way permit from the State(WSDOT).It would be prudent to allow a minimum of six months for this permitting process following District plan approval. DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference.Each section should be read thoroughly. If you have questions,please contact the representative listed for that section. PLANNING DIVISION(Isaac Conlen,253-661-4082,(isaac.conlen@cityoffederalway.com) 1. Land Use Review Process-The zoning of the subject site is RM-2400, Residential Multi-Family. The RM 2400 zoning district permits multi-family housing under FWCC Section 22-667(enclosed). The required review process for the project is Process III(Site Plan Review)with SEPA review.A development submittal requirements checklist, SEPA environmental checklist,and master land use application are enclosed along with applicable code sections. Building permits can be issued after Process III approval is granted. The Process III and SEPA applications are both administrative reviews that are processed concurrently, with initial public notice of application being issued upon determination of a complete application.The SEPA decision is then issued,after which the Process III written decision is issued. 04-102092 Doc.I .27693 Mr.Stokes June 28,2004 Page 3 2. State Environmental Policy Act(SEPA)—The proposed project requires SEPA review because the construction of more than four dwelling units and more than 20 parking stalls is not exempt from environmental review(WAC 197-11-800[1][b][i]).An environmental checklist must be submitted and reviewed prior to the City issuing an environmental decision. 3. Public Notification—With submittal of the application,please provide two sets of stamped envelopes addressed to the property owners within 300 feet of the subject site. Also,provide one separate set of stamped, addressed envelopes for occupants of any non-owner occupied(rental)units within 300 feet of the site. Include the City of Federal Way return address(Department of Community Development Services, PO Box 9718,Federal Way, WA 98063-9718)on all envelopes. For our records,please provide lists of the owners and occupants within 300 feet of the subject site and provide a corresponding parcel map showing the 300-foot radius from the subject site. The first set of mailing envelopes is used for mailing of a notice of application, and the second set of envelopes and occupant envelopes are used for notification of the SEPA decision. 4 Application Fees—The project as proposed requires the following land use application fees: Process III $2,039.50 SEPA $817.00 Less Preapplication -$389.00 Total $2,467.50 Other fees for building permits and Public Works review and inspection are required. 5. Density—The maximum number of dwelling units permitted on the site is based on the gross land area of the site following any required public dedications. The maximum density for the RM 2400 zone is one dwelling unit per 2,400 square feet of gross lot area. Prior to any dedication,the property is .91 acres in size. A total of 16 units would be permitted. Any dedication for right-of-way improvements will further reduce the number of units permitted(see comments under Traffic heading below). As specified in FWCC Section 22-961, if your total lot square footage divided by minimum lot size allowed in the zone(2,400 sq.ft.)results in a fractional number, it shall be rounded to the nearest whole number. If the fraction is over two-thirds it is rounded up, otherwise it is rounded down. 6. Setbacks and Lot Coverage—The minimum setback requirements from property lines in the RM zone is 20 feet front, and five feet for side and rear. Please be aware that setbacks are measured from the lot line or edge of a vehicular access easement. Perimeter landscape buffer requirements prevail over the minimum setbacks, except along areas where joint access is provided. Additional discussion regarding perimeter buffers is included in Section 7 below. Maximum lot coverage is limited to 70 percent of the site. The existing 4-plexes meet the 20-foot front yard setback. Right-of-way dedication will reduce the front setback to less than 20 feet. Because the situation is caused by a City requirement,this non- conformance is permitted.As we discussed at our meeting last week,the dimensions shown on the submitted site plan do not appear to match those shown on City and Assessor maps.Certain improvement(storage building and surface water facilities)will need to be relocated. 04-102092 Doc.LD.27693 Mr.Stokes June 28,2004 Page 4 7. Perimeter Landscaping—A preliminary landscape plan prepared by a licensed landscape architect in accordance with FWCC Chapter 22,Article XVII,"Landscaping," is required as part of the Process III site plan submittal.Pursuant to FWCC Section 22-1566(c)(1), a 20-foot wide strip of Type III landscaping must be provided along 28th Avenue South. Twenty feet currently exists between the edge of the right-of-way and the existing four-plexes. After dedication, however, less than 20 feet will remain.Therefore,the Type III landscaping shall be installed in the area remaining after dedication. Type II landscaping, 10 feet in width, shall be installed along all perimeter lot lines. Structures are shown within the required 10-foot landscape buffer. Please refer to the enclosed landscaping code chapter for specific details and description of landscaping types. 8. Interior Parking Lot Landscaping—Fifteen square feet of interior lot landscaping,per parking space, must be provided in accordance with FWCC Section 22-1567(b)(1)(b),"Parking Lot Landscaping." Type IV parking lot landscaping is required to be installed at the ends of all rows of parking and disbursed throughout the interior parking area. Interior parking lot landscaping is not shown. 9. Significant Trees—A significant tree inventory must be provided with the Process III application. Significant trees are defined by the FWCC as evergreen or deciduous trees in good health,and a minimum of 12-inch caliper, or 37 inches in circumference, measured 4.5 feet above the ground. Significant trees do not include red alder, cottonwood,poplar, or big leaf maple. Generally, at least 25 percent of the significant trees on site must be retained, or replacement trees must be provided. For residential projects significant trees within 20 feet of exterior property lines must be retained, per FWCC Section 22-1638(a)(5). Retention of the significant trees is encouraged through meandering of the parking stalls, and in perimeter landscape areas. 10. Height—Pursuant to FWCC Section 22-667,the maximum height of stacked dwelling units is 30 feet above average building elevation in the RM 2400 zoning district.No dimensions were provided on the submitted elevations,thus staff is unable to comment on proposed height compliance at this time. 11. Community Design Guidelines—The subject proposal must comply with the Community Design Guidelines contained in the FWCC. This correspondence highlights the primary applicable design guidelines for the project,but does not necessarily identify all applicable design requirements. The enclosed guidelines must be reviewed when developing preliminary plans. Pursuant to FWCC Section 22-1638(d), Section 22-1638(a)(5 — 17)contains residential zone specific guidelines applicable to the project. Major elements of these guidelines include, but are not limited to,the following: significant tree retention; parking location beside or behind buildings that front on streets; breaking up parking rows of more than 10 stalls; pedestrian walkways(six feet in width); lighting height;principle entry design; recreation space location; private outdoor spaces; roof pitch; garage and carport location; façade length; building design(should include distinct base, middle, and top); and residential design features.Other applicable design guidelines pertain to general site design (22- 1634[a]),pedestrian circulation(22-1634[d]),miscellaneous site elements(22-1634[g]), and building design(22-1635[a-c]). A written narrative must be provided in conjunction with the Process III application identifying how the proposal complies with the applicable design guidelines, as outlined in the FWCC and summarized above. 04-102092 Doc.1.D.27693 Mr. Stokes June 28,2004 Page 5 12. Pedestrian Connectivity—Pursuant to FWCC Section 22-1638(a)(8), pedestrian walkways,a minimum of six feet wide,shall be provided between the interior of the project and the public sidewalk. Pedestrian pathways should be delineated by separate paved routes using a variation in paved texture and color. Approved methods of delineation include: stone,brick,or granite pavers; exposed aggregate; or stamped and colored concrete.The submitted site plan does not show pedestrian connectivity between the right-of-way and the proposed units. 13. Parking—The code standard for parking stall count requires a minimum of 1.7 parking stalls per unit.The submitted site plan indicates that 24 additional parking stalls are proposed. Proposed parking is adequate. The drive isle adjacent to stalls 11-14 does not satisfy dimensional requirements. A parking lot dimensional chart is enclosed for your use. Compliance with FWCC parking standards will be a component of Process III review. 14. Outdoor Play Area—FWCC Section 22-667(note 2)requires the project to provide a minimum of 400 square feet per dwelling unit of common recreational open space usable for many activities. The total requirement for 12 additional units would be 4,800 square feet.The submitted site plan shows one recreation area approximately 720 square feet in size. If the number of proposed units is reduced,the amount of open space required is reduced accordingly. The dimensional requirements of note 2 state that required open space must be in one or more pieces each having a length and width of at least 25 feet,and at least 50 percent of this required open space must be in one or more pieces each having a length and width of at least 40 feet. Please note that the required perimeter landscape areas cannot be included in the calculation for usable open space. In addition,at least ten percent of the open space must be developed with children's play equipment. A play area was not included on the preliminary site plan. Full review of the outdoor play area will occur in conjunction with the Process III application. 15. Crime Prevention Through Environmental Design (CPTED) —Pursuant to FWCC Section 22-1630, CPTED standards will be applied during project review. A CPTED checklist(enclosed)must be completed and submitted with the Process III application. 16. Garbage and Recycling—The new dwelling units must be provided with trash and recycling facilities as described in FWCC Section 22-949. Contact Waste Management to determine if the proposed units would be provided with individual curbside collection, or if a common trash collection area would be provided. If a common trash area is provided,the trash enclosure area(if applicable)may not be in required yards(setback areas); may not be located within landscape buffer areas; and must be screened according to the landscape chapter. A minimum of 1.5 square feet of recycling storage area per unit, with a minimum of 65 square feet, must be provided. 17. School Mitigation Fee—A school impact mitigation fee of$940.00 per multi-family unit is required for each dwelling unit, and must be paid prior to issuance of building permits. School mitigation fee schedules are adjusted annually. 18. Sound Mitigation—Please be aware that as part of the SEPA review for this project, sound mitigation from the noise associated with Interstate 5 traffic may be a condition of project approval. 04-102092 Doc.1.D.27693 Mr.Stokes June 28,2004 Page 6 PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kim Scattarella,P.E.,253-661-4132, (kim.scattarella@cityoffederalway.com) 1. Future construction on this proposed site will create 5,000 square feet or more of new impervious surface,and therefore surface water flow control will be required, utilizing the Level 1 flow control standards. 2. Future construction will also create more than 5,000 square feet of Pollution Generating Impervious Surface(PGIS),that will require on-site water quality treatment. Water quality treatment shall be from the Basic Water Quality menu. These criteria are per the 1998 KCSWDM. 3. A narrative addressing the relevance to the project of the eight core and the five special requirements of the KCSWDM will be required at the time of the site plan review submittal in a preliminary Technical Information Report. A Level I downstream analysis shall also be provided. The City has available 1"=100', five foot contour, or newer 1"=200' scale drainage basin maps,that must be used for basin analysis.Contact the City of Federal Way, Surface Water Management Department for further details.This project lies within a Level 1 flow control area,thus the applicant must design the flow control facility to meet this performance criteria. 4. For site plan submittal, conceptual drainage facilities must be shown on the plan to a size and configuration approximating the needs of this site. A Declaration of Covenant to the City for maintenance purposes shall be required. 5. The detention facilities must be designed per the requirements of the 1998 KCSWDM and Federal Way Addendum to the manual.The water quality facility must be designed as an aboveground facility, unless it can be shown to be unfeasible. A written request, outlining the reasons to construct the water quality facility as an underground vault, must be submitted at the time of the land use application. 6. All proposed streets and frontage improvements in the right-of-way must address 1998 KCSWDM drainage requirements. Flow control and water quality treatment shall apply to both onsite improvements and any frontage improvements. The plans for these improvements shall be designed by a professional engineer that is licensed in the State of Washington, and include their signature and seal. 7. The proposed bioswale is within a landscape easement and will likely need to be relocated. 8. The drainage facilities are proposed to outlet onto WSDOT right-of-way and therefore will require WSDOT approval. 9. Roof runoff shall be tightlined to an approved surface water system. Building Permit Review 1. A final Technical Information Report(TIR)must be submitted with the building permit application. The TIR must also include the signature/seal of a professional engineer licensed in the State of Washington. 04-102092 Doc.1.D.27693 Mr.Stokes June 28,2004 Page 7 2. Copies of the Public Works standard checklists are available upon request to assist the applicant's engineer in preparing the plans and a TIR. 3. Bonding will be required for all improvements associated with the project. The bond amount shall be 120 percent of the estimated cost of the improvements. Upon completion of the installation and final approval by the Public Works inspector,the bond value will be reduced to 30 percent of the original amount for the two-year maintenance period. An administrative fee deposit will need to accompany the bond to cover any possible legal fees in the event the bond must be called. 4. The developer will be responsible for the maintenance of the streets and storm drainage system for a two-year maintenance period. During that time,the Public Works inspector will make periodic visits to assure developer's compliance with maintenance requirements. When the two-year maintenance period is completed to the satisfaction of the Public Works inspector,the bond will be released. City inspection of any new facilities will continue on an annual basis. 5. When topographic survey information is shown on submitted plans,the vertical datum block shall include the phrase"DATUM: N.G.V.D.-29"or DATUM: K.C.A.S."on all sheets where elevations are called out. 6. Site plans shall be drawn at a scale of 1"=20' or larger. Drawings submitted for plan review shall be printed on 24"x36"paper. Final, approved drawings shall be drafted/plotted on 24"x 36"mylar sheets with permanent black ink. 7. Provide cut and fill quantities on the grading plan. Erosion control measures, per 1998 KCSWDM Appendix D, must be shown in the plans. 8. The plans for onsite and frontage improvements should show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORKS TRAFFIC DIVISION(Maryanne Zukowski,P.E.,253-661-4155, maryanne.zu kowski@cityoffederalway.com) 1. Traffic Impact Analysis (TIA)—FWCC Section 22-1475 authorizes the requirement of a TIA to identify transportation impacts of development and identify appropriate mitigation measures.The applicants shall be expected to contribute pro-rata shares towards TIP projects impacted by more than 10 peak hour trips.Mitigation improvements necessary beyond those identified in the TIP to meet the City's adopted level of service standard would be expected to be provided by the applicant. Based upon a preliminary review of the project scope,a TIA is not required with an estimated of 7.44 PM peak hour trips. 2. Frontage Improvements—Per FWCC Section 22-1474,the applicant would be expected to construct half street improvements consistent with the planned roadway cross sections as shown on Map 111-7 of the FWCP and Capital Improvement Program(CIP). Applicants would also be expected to construct frontage improvements shown in the current TIP. The planned roadway cross-section for 28`h Avenue South is a type"K"roadway cross section(see attached). Assuming a symmetrical cross section,additional right-of-way dedication is required along 28th Avenue South may be up to nine feet for a total of 78 feet of right-of-way. The frontage improvement requirements and the required right-of-way impacts will impact the existing setbacks. 04-102092 Doc.I D.27693 Mr. Stokes June 28,2004 Page 8 Access—FWCC Section 22-1543 provides access standards for streets based upon the planned cross section. It is required to document on the plan set that the access road location meet the current AASHTO 2000 standards using the posted speed with the frontage improvement additions. Plan and profile documentation is required as completed by the Civil Engineer. BUILDING DIVISION(Scott Sproul,253-661-4122,scott.sproul@cityoffederalway.com) Codes 1. International Building Code(IBC)2003 edition Washington State Amendments 2. International Mechanical Code(IMC),2003 edition Washington State Amendments WAC 51-42* 3. Uniform Plumbing Code(UPC), 2003 edition Washington State Amendments WAC 51-46 & WAC 51-47* 4. International Fuel Gas Code(IFGC)2003 edition Washington State Amendments 5. Washington State Amendments* National Electric Code(NEC), 2003 edition Washington State Energy Code WAC 51-11* Washington State Ventilation and Indoor Air Quality Code WAC 51-13* *Current State Amendments are dated: July 1, 2002 ** As of January 1,2002,the State amendments now require arc-fault interrupters for 15-20 amp branch circuits serving sleeping rooms in dwelling units(R-1's). Building Criteria 1. Occupancy Classification: R-2 2. Type of Construction: V-B 3. Floor Area: three new building 1500 sq ft pre floor 4. Number of Stories: two stories. 5. Fire Protection: Alarm system required 6. Wind/Seismic: Basic wind speed 85 Mph, Exposure_, 25# Snow load, Seismic Zone Dl Building Permit Requirements 1. A complete building permit application and commercial checklist. (Additional copies of application and checklists may be obtained on our web site at: www.cityoffederalway.com.) 04-102092 Doc.1.D.27693 Mr.Stokes June 28,2004 Page 9 2. Submit five sets of drawings and specifications. Specifications shall include: X Soils report X Structural calculations X Energy calculations X Ventilation calculations. Note: A Washington State Registered architects stamp is required for additions/alterations(new or existing)of 4,000 gross floor area or greater unless specifically listed as an"exempt"structure per the Revised Code of Washington(RCW). 3. Submit copies with King County Health Department approval stamp for all projects that include food service facilities, septic systems, or other elements within the project that require health department approval. 4. Energy code compliance worksheets are required to be completed and included with your permit application. 5. A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations submitted. 6. Federal Way reviews plans on a first-in first-out basis; however,there are some small projects with inconsequential review requirements that may be reviewed out of order. Review Timing 1. The first comment letter can be expected within five to six weeks of submittal date. 2. Re-check of plans will occur in one to three weeks after resubmittal. 3. Revised or resubmitted plans shall be provided in the same format,size, and amount as the originally submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response,what changes have been made from the original drawings. Plans for all involved departments will be forwarded from Community Development Services. 4. Federal Way has an expedited review process. Information is available at our front counter. Other Permits&Inspections 1. Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and signs. Applicants may apply for separate permits at any time prior to commencement of construction. 2. When required, special inspections shall be performed by WABO approved agencies or by agencies approved by the building official prior to permit issuance. Construction must be approved by all reviewing departments prior to final building division inspection. 3. All concerned departments(Planning, Public Works, Electrical, Fire)must sign off before the Building Department can final the structure for occupancy. Building final must be approved prior to the issuance of a Certificate of Occupancy. The City of Federal Way does not issue temporary Certificate of Occupancies. 04-102092 Doc.I .27693 Mr.Stokes June 28,2004 Page 10 4. All construction projects may be required to have a pre-construction conference. If a pre-con meeting is required, all subs,the general or representative,the architect or representative, the engineer or representative,electrical contractor, and any other interested party, should attend this meeting. Meetings will occur at the Building Department and will be scheduled by the inspector of record for the project. Site-Specific Requirements 1. Separate building permits are required for each structure. 2. FWCC Section 8-69 specifies that all occupancies exceeding 3,000 square feet gross floor area shall be required to provide an approved automatic fire detection system. Area separation walls as noted in Section 503.1 of the International Building Code shall not be considered to separate a building to enable deletion of the required fire detection system. 3. Exterior walls shall be one-hour construction per IBC Table 602. 4. IBC Section 503.1.3 Buildings on same lot. Two or more buildings on the same lot shall be regulated as separate buildings or shall be considered as portions of one building if the height of each building and the aggregate area of buildings are within the limitations of Table 503 as modified by IBC Sections 504 and 506.The provisions of this code section applicable to the aggregate building shall be applicable to each building. 5. IBC Section 708.3 Fire-resistance rating.The fire-resistance rating of the partition between dwelling units shall be one-hour construction. 6. Floor assemblies separating dwelling units in the same building or sleeping units in R-2 occupancies shall be a minimum of one-hour fire-resistance-rated construction, IBC Section 71 1.3. 7. Accessible parking stalls shall be provided in the amount required by IBC Table 1106.1F. 8. Self service storage facilities shall provide an accessible individual self-storage space in accordance with IBC Table 1107.6 9. Exterior walls shall be one-hour construction, IBC Table 602. TABLE S0J2 FIRE-RESISTANCE RATING REQUIREMENTS FOR EXTERIOR WALLS BASED ON FIRE SEPARATION DISTANCE' VIR££8P'ARATiON OI•.T&N»€ ;ttlil TYPE Of CO ETRVCTION O?FCVP H OPOVP P.1,M,Y:1 )RQUP A,8.£,F. e4,,V .Yy.13. 3 2 tom`—3 IA 3 :. C:10 2 1 210 L.IB 2 1 (:30 ZS,VB 1 0 0 1.42 sAll 0 0 0 14rrS2: 1face=3C csra a.:,aad azar moor x=21s 1I.JJ also ccespIy aft t x fre-restarts ral#recra.,-er af'Tak 8 3,1. a CeotapR4arx3C:n.Lalxetad aracsesser,.•.a Coop?-3,.s ^T}zbei=S9cIo)? 1.2 Vasa nosh rectal bl veafrre•resattarsutngsze:Le&e : caa ds:raace:s 3 feet as cm c See Seclt=533.2 for pin>was 04-102092 Doc.1.D.27693 Mr.Stokes June 28,2004 Page II The information provided is based on limited plans and information.The comments provided are not intended to be a complete plan review,and further comments are possible at the time of building permit plan review. LAKEHAVEN UTILITY DISTRICT (Mary E.Young,253-946-5400,myoung@lakehaven.org) Water Issues 1. A developer extension agreement will be required to extend mainline water facilities to serve the site. Owner should apply separately to the District for this process at the same time formal application is submitted to the City of Federal Way to avoid delays in construction.Please allow three to four months for plan review and approval. 2. Each structure to be provided water service will require a separate water meter.The existing structures will also need to conform to this requirement. 3. Owner will be required to complete a Water Use Questionnaire for each nonresidential(commercial) structure(i.e., laundry facilities,maintenance building, storage facilities, irrigation,etc.);with cross connection control requirements, if any,to be determined upon review of said questionnaire. Sewer Issues I. A developer extension agreement will be required to extend mainline sewer facilities to serve the site. Owner should apply separately to the District for this process at the same time formal application is submitted to the City of Federal Way to avoid delays in construction.Please allow three to four months for plan review and approval. 2. Extension of sewer facilities, from the existing sewer main to the east of the site,will likely require a right-of-way permit from the state(WSDOT).It would be prudent to allow a minimum of six months for this permitting process following District plan approval. 3. The proposed locations of the stormwater facilities and the easterly storage building conflict with the necessary sewer main extension from the east. 4. A side sewer permit is required for each structure.A monitoring manhole is required for all commercial and multi-family side sewer connections. 5. Owner will be required to complete a Sewer Use Survey(SUS)for each nonresidential(commercial) structure;with pretreatment requirements,if any,to be determined upon review of said SUS. General Comments The District's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units(ERU). Residential equivalency for the commercial uses will be estimated based on anticipated water use (255 gallons per day= 1 ERU). A minimum of one full ERU will be assessed for each separate connection. Owner will be required to provide water consumption information from a similar facility or a reliable estimate of the anticipated water use.Actual water consumption will be monitored and additional charges may be assessed within five years of original connection. Residential equivalency for multi-family use is calculated as 0.67 ERU per unit.The District's current Capital Facilities Charges are$3,212/ERU for water and$2,702/ERU for sewer.Credit will be allowed for the existing nine units on the site for water only.Credit is available for this property from connection charges previously assessed under Utility Local Improvement District No.44 at the rate of 4.0 ERU per acre for sewer only. 04-102092 Doc.I .27693 Mr. Stokes June 28,2004 Page 12 FEDERAL WAY FIRE DEPARTMENT(Greg Brozek,253-946-7241,greg.brozek@federalwayfire.org) Water Supplies for Fire Protection The required fire flow for this project is_?_gallons per minute. A Certificate of Water Availability shall be provided indicating the fire flow available at the site. This project will require_?_fire hydrant(s).Existing fire hydrants on public streets are available for this project. Existing fire hydrants on adjacent properties shall not be considered unless fire apparatus access roads extend between properties and easements are established to prevent obstructions of such roads. When any portion of the facility or building protected is in excess of 150 feet from a water supply on a public street,as measured by an approved route around the exterior of the facility or building,on-site fire hydrants and mains capable of supplying the required fire flow shall be provided. Fire hydrants: 1. Shall be located not more than 300 feet on center.All measurements shall be made as vehicular travel distance. 2. Shall not be located closer than 50 feet to any building. 3. Shall not be obstructed by any structure or vegetation,nor shall the visibility of the fire hydrant be impaired for a distance of 50 feet in the direction of vehicular approach to the fire hydrant.(KCFD #39 Administrative Policy Guideline No. 1004) Fire hydrant locations are subject to the approval of the Fire Marshal or his/her designee. When exposed to vehicular damage,fire hydrants shall be suitable protected. Fire hydrants shall be in service PRIOR to and during the time of construction. Fire Apparatus Access Roads Fire apparatus access roads shall be provided when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility. EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system, these provisions may be modified by the chief. Plans for fire apparatus access roads shall be submitted to the fire department for review and approval prior to construction.Fire apparatus access roads: 1. Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. 2. Shall be designed and maintained to support the imposed load of a 30-ton fire apparatus and shall be provided with a surface so as to provide all-weather driving capabilities. 04-102092 Doc.I .27693 Mr. Stokes June 28,2004 Page 13 3. Shall be not less than a 20-foot inside turning radius and not less than a 40-foot outside turning radius. 4. With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac or Fire Department approved alternative at the dead end.All such cul-de-sacs shall be not less than 80 feet in diameter. 5. Gradient shall not exceed 12 percent(KCFD#39 Administrative Policy Guideline No. 1006). Designated fire lanes may be required for emergency access.This may be done during the plans check or after the facility is in operation. When required,approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction by parking and other obstructions. Fire apparatus access road gates shall comply with KCFD#39 Administrative Policy Guideline No. 1003. Fire apparatus access roads shall be installed and made serviceable PRIOR to and during the time of construction. Fire-Extinguishing Systems Four sets of plans and specifications for automatic fire-extinguishing systems,standpipes,and their appurtenances shall be submitted to the fire department for review and approval prior to installation. Plans shall be drawn to an indicated scale,on sheets of uniform size,with a plan of each floor,and shall show those items listed in Chapter 6 of 1997 Uniform Building Code Volume 3 (UBC Standard 9-1)that pertain to the design of the system. Sprinkler plans shall bear a Washington State Certificate of Competency stamp. An automatic fire sprinkler system shall be installed in all occupancies requiring 2,000 gpm or more fire flow or where the total floor area included within the surrounding exterior walls on all floor levels,including basements,exceeds 10,000 square feet.Area separation walls shall not be considered to separate a building to enable deletion of the required automatic fire-extinguishing system(FWCC Chapter 8,Article II,Division 4) The automatic fire-suppression system shall be connected to the fire alarm system(last zone)in all buildings having an automatic fire detection system. The system demand pressure(to the source)required in a hydraulically designed automatic fire sprinkler system shall be at least 10 percent less than the correlative water supply curve pressure. Fire department connections shall comply with KCFD 39 Administrative Policy Guideline No. 1002. Automatic Fire Detection System An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet gross floor area.This fire detection system shall be monitored by a central and/or remote station conforming to the current requirements of the National Fire Protection Association standards and/or the fire chief or designee (FWCC Chapter 8,Article II,Division 4). 04-102092 Doc.I .27693 Mr.Stokes June 28,2004 Page 14 Plans and specifications for fire alarm systems shall be submitted to the fire department for review and approval prior to system installation.Plans and specifications shall include,but not be limited to,a floor plan; location of all alarm-initiating and alarm-signaling devices;alarm control and trouble-signaling equipment; annunciation;power connection;battery calculations;conductor type and sizes;voltage drop calculations; and manufacturer,model numbers,and listing information for all equipment,devices,and materials. Fire alarm systems,automatic fire detectors,emergency voice alarm communication systems,and notification devices shall be designed, installed,and maintained in accordance with Uniform Fire Code Standards 10-2 and 10-3 and other nationally recognized standards. Systems and components shall be listed and approved for the purpose for which they are installed. A remote fire alarm annunciator panel(s)shall be installed at the following location(s): Fire alarm control panel and remote annunciator panel keys shall be located: In a Supra lock-box to be located Portable Fire Extinguishers Portable fire extinguishers shall be installed in accordance with Uniform Fire Code Standard 10-1. Fire Department Access to Buildings Exterior doors and openings required by the Uniform Fire Code or the Uniform Building Code shall be maintained readily accessible for emergency access by the Fire Department. An approved access walkway leading from fire apparatus access roads to exterior openings required by the Uniform Fire Code and/or the Uniform Building Code shall be provided when required by the chief. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property.Numbers shall contrast with their background.Numbers shall be a minimum of six inches in height. When access to or within a structure or an area is unduly difficult because of secured openings or where immediate access is necessary for life-saving or firefighting purposes,the chief is authorized to require a key box to be installed in an accessible location.The key box shall be of a type approved by the chief and shall contain keys to gain necessary access. Please be advised that fire department comments are valid for 180 days from review and only for the plans reviewed. CLOSING This letter reflects the information provided at the preapplication meeting and is intended to assist you in preparing plans and materials for formal application. We hope you found the comments useful to your project. We have made every effort to identify major issues to eliminate surprises during the City's review of the formal application. The completion of the preapplication process in the content of this letter does not vest any future project application. Comments in this letter are only valid for one year as per FWCC Section 22-1657. 04-102092 Doc.1.D.27693 Mr.Stokes June 28,2004 Page 15 As you know,this is a preliminary review only and does not take the place of the full review that will follow submission of a formal application. Comments provided in this letter are based on preapplication materials submitted. Modifications and revisions to the project as presented for this preapplication may influence and modify information regarding development requirements outlined above. In addition to this preapplication letter, please examine the complete FWCC and other relevant codes carefully.Requirements that are found in the codes that are not addressed in this letter are still required for your project. If you have questions about an individual comment,please contact the appropriate department representative noted above. Any general questions can be directed towards the key project contact, Isaac Conlen,at 253-835-2643. We look forward to working with you. Sincerely, Isaac Conlen Associate Planner enc: RM Zoning Chapter Landscaping Chapter Design Guidelines Chapter Master Land Use Application Development Submittal Checklist SEPA Environmental Checklist Accessible Parking Handout Parking Dimensional Handout Lakehaven Utility Location Handout c: Scott Sproul,Acting Assistant Building Official Maryanne Zukowski,Senior Traffic Engineer Kim Scatterella,Senior Engineering Plans Reviewer Mary Young,Lakehaven Utility District Greg Brozek,Federal Way Fire Department 04-102092 Doc.I.D.27693 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: 6/1/04 TO: Jim Femling, Development Services Manager Mary Kate Martin, Building Official Mary Young, Lakehaven Utility District Greg Brozek, Federal Way Fire Department FROM: Isaac Conlen FOR DRC MTG. ON: 6/10/04 - Internal 6/17 .04, 11:00 - with applicant FILE NUMBER(s) : 04-102092-00-PC RELATED FILE NOS. : None PROJECT NAME: STOKES FOUR-PLEX PROJECT ADDRESS: 31250 28TH AVE S ZONING DISTRICT: RM 2400 PROJECT DESCRIPTION: Proposal to construct three new four-plexes, three storage facilities, a maintenance building, laundry facility and 24 new parking stalls. LAND USE PERMITS: Use process III w/ SEPA PROJECT CONTACT: Douglas E Stokes 2816 S 299Th P1 () MATERIALS SUBMITTED: Site Plans COURT III J \ D o` B -00 A (ff 2 9� a lc \ / 8"D.I. I.D.89 2A° ;* 90° 249 1 '\g 214 6g4 v A .1 Q Q 24 cgi c, 0 z J 76 o O ._ 2 .A 0 260 0 14 5• g 04-102092-00-PC CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE SIGN-IN SHEET PRE-APPLICATION MEETING File No. 04-102092 Stokes 4-Plex June 17, 2004 Name Department/Organization Number 40e-)2, 66i- 'i/Z. _Gre, OL -E, -- z5?— 9 (i�-72y 3 � / CkCk-).c 14,04 (a-(Cc. 1-1 e, tt, L)d-oc-K- A,5 3 -l4G-�714- CoNr: 15P-/4N i}SBURY 26 5-14/6-54f 1f4eY youiv6 LA-K6 i-N-h/4nl V7/ I7y 1)is7Ric7 zs CI&-s400'/ �� VVLa n q Ec— , ,•-eer, Zf3 7 3.- '(157 bayi S-/-ciex 2s-3-zzy-y72,8 4 � Pt6,LA ZS3- 6bl-4ISZ 4-44 de Ott tA pl/V- DevetV)i--0-ttif- Sciv Z53--6h/ - L/132_ zs--3 FILEr A16, CITY OF CITY HALL Federal Way 980 Feder 1 st Way A • Box 9718 Federal Way,WA 98063-9-9718 (253)661-4000 www.cityoffederalway.com August 16, 2004 Mr. Jeff Mann . Apex Engineering 2601 35th Street Suite 200 Tacoma, WA 98409 RE: Permit#04-102092-000-00-PC; STOKES FOUR-PLEX 31250 28th Avenue South,Federal Way Dear Mr. Mann: In response to your request we have investigated the lot size and dimensions of parcel 0921049197, owned by Douglas Stokes.In question was whether the east 50 feet adjacent to the I-5 right-of-way, depicted on Assessor's maps as a landscaping beautification strip, was a contiguous part of the above referenced lot or a parcel owned by the Washington State Department of Transportation(WSDOT). We spoke with Mr. Mike Gallagher of WSDOT. He indicated that the property in question was never acquired by WSDOT. Therefore,the east 50 feet remains a part of the Stokes property. For purposes of density calculations, setbacks, etc.this area shall be included. I have also enclosed a copy of the preapplication letter sent to Mr. Stokes. Several of the statements made in the preapplication letter should be modified in light of the above referenced clarification regarding lot size and dimensions. Please do not hesitate to contact me if you have any questions. I can be reached at 253-835-2643. Sincere y, 11-6.: Isaac Conlen Associate Planner enc: Preapplication Letter from File 04-102092 04-102092 Doc.I.D.28579 Stun 21 04 11 : 20a D< E Stokes 2 -529-0629 p. 2 s � Washington State Duane Berentson 1 Department of Transportation Secretary 01 ;.,,-SF,(„..,;,,:, f)i;anct 1 15:325 S.E 30th Place lclievuu,Washington 98007-6538 (206)562-4000 June 7, 1990 Mr. Allan R. Wolter P.O. Box 98035 Seattle, WA 98198 Dear Mr. Wolter, Based on a call from Mr. John Wickwire of Chicago Title, we did additional research of the landscape (beautification) area along the easterly portion of your property. Although our right of way. maps in District 1 show the landscaping strip, our right of way research staff in Olympia reported that the acquisition stopped at the limited access line as shown as / right of way map that we previously furnished. on the We apologize for any inconvenience that our previous correspondence may have created. Sincerely, M.J. GALLAGHER Right of Way Agent cc: John Wickwire _ Chicago Title 701 5th Ave. Suite 1700 Seattle, WA 98104 Attn: John Wickwire Unit 2 MJG:cll Bur 21 04 11 : 21a Do E Stokes 2 -529-0629 p. 3 Uai ca/UU RUM. 10:11 tad Z i1UU1U 1st AMERICAN PUY IJ 004 N14 if 1 W I LOT DXMLNSIO�N AI APPROX_ USet a v. .. WINII• 4° 5, 1 Ei2, - Feet i PI co Cki1 �� N K Jl 44 _ 680 Feet if (..5Et Feet • i. Ch L 0 . I, to S cli Jed" —. -ow Feet M /44421 - i Se : /ee J 11 (i 11.1 40r �, v . ,..617A34.0- `s.) • 60 INN / _______ 1 .31..Jr._ 21 04 11 : 21a Do E Stokes 2-- -529-0629 p. 4 • JAN-- 1:1E61 FROM: TO:125386347'30 R:2,2 • .. _ . . , ,... • _ Chicago Title 0_, x -( BECAUSE ICU DESERVE THE BEST 9 - ,,q / - t/ ,voor(TAN,- -o.y..,,on(y PIM el 5..,-..ev It/3 it.ifA,SAC: 43 4 GOA ven.enr..,to ibca%c In, QI7,er.4-.2 No,•3:•-••,((ii,%15Sarne0 Oy re 1110A oll f01.4nc4'Nef eOn _ .... -. • -34-15E 7- Je• il t ' A ijf ;..---- 71 -/ ,,,,.. ti ., 0.,.. .. „ I 1 , .o,-49 . iiti i— . ..... — - - 1 've-=------ -4. .-- / , -_...... ; —. Z r - --.._..... - I .. ..... - 2. :.. ... ., .., / ... .A . - —-1 _ — t... :;:. .......i. ji I le .J• i1ti1I1 ., —6---:r-;)—...-4, -1: ,-r: 1 .1_1 - _ •- _'•-f'.,.'-.;;:':,)•. ",Z'1:12.- 11 r. A4 •• ..•• _ 1 ' - cr ( 1 A NAi1. .C•29, : (1 1'.. 4, . • •••• , , I 4 .." • t .7 •. ,i' i (,) :t -• / # - / 21 I .•:,', "". . ..,•"' ..•- • ,-: 1 ..... . .------ - - • — .. . g •..., 1 A../ • • '.V :1 . % 'LI ,.. :.?" • ri I _••..-4 / •••• . i .' • l 2. I r - . 0 _ .. -iloe VI— a.• (Icago Tide trazuwarice Compnrry tft. iSCO C...11=bia Gaiter 701 Sch A wessue Ceorth- WILS.111.0,92M 9ti ICA ZO •d 06LPES8ESZ *ON XV.4 3f .1200S 1 NHOf Ncl LS:PO 1214 CO—CO-1,00 S Form No.1068-2 Commitment No.:4209-276262 ALTA Plain Language Commitment Page 1 of 11 `#q; ., • r�^'Y First American Title Insurance Company 2101 Fourth Avenue, Suite 800, Suite 800, Seattle, WA 98121 (253) 471-1234 - (800) 238-8810 FAX(253) 671-5808 Title Team Three Fax No. (253) 671-5813 Grae Bean Kristina Ward (206) 615-3275 (253) 671-5811 gbean@firstam.com kward@firstam.com To: John L. Scott Real Estate File No.: 4209-276262 PO Box 7437 Your Ref No.: Bonney Lake,WA 98390 Attn: Doug Stokes Re: Property Address: 31250 28th Avenue South, Federal Way,WA 98003 COMMITMENT FOR TITLE INSURANCE Issued by FIRST AMERICAN TITLE INSURANCE COMPANY Agreement to Issue Policy We agree to issue a policy to you according to the terms of this Commitment. When we show the policy amount and your name as the proposed insured in Schedule A, this Commitment becomes effective as of the Commitment Date shown in Schedule A. If the Requirements shown in this Commitment have not been met within six months after the Commitment Date, our obligation under this Commitment will end. Also, our obligation under this Commitment will end when the Policy is issued and then our obligation to you will be under the Policy. Our obligation under this Commitment is limited by the following: The Provisions in Schedule A. The Requirements in Schedule B-1. The Exceptions in Schedule B-2. The Conditions. This Commitment is not valid without Schedule A and Section 1 and 2 of Schedule B. First American Title Form No.1068-2 Commitment No.:4209-276262 ALTA Plain Language Commitment Page 2 of 11 2ND REPORT SCHEDULE A 1. Commitment Date: November 19, 2003 at 7:30 A.M. 2. Policy or Policies to be issued: - - AMOUNT PREMIUM TAX Home Owner's Rate Eagle Protection Owner's Coverage $ 608,500.00 $ 1,356.00 $ 119.33 Proposed Insured: Doug Stokes and Dan Stokes, and spouses, if married Extended Mortgagee's Coverage $ To Follow $ $ Proposed Insured: ABC Lending 3. (A) The estate or interest in the land described in this Commitment is: A fee simple. (B) Title to said estate or interest at the date hereof is vested in: Allan R. Wolter, as his separate estate 4. The land referred to in this Commitment is described as follows: Real property in the County of King, State of Washington, described as follows: That portion of the North Half of the Northeast Quarter of the Southeast Quarter of Section 9, Township 21 North, Range 4 East,W. M., in King County, Washington, lying Westerly of the most Westerly line of the premises deeded to the State of Washington for State Highway No. 1, by deed recorded under Recording Number 4998547, and Southerly of a line parallel with and 20 feet South of the South line of the North 15 acres of said subdivision; EXCEPT that portion thereof lying within the West 30 feet of said subdivision. APN: 0921049197 First American Title Form No. 1068-2 Commitment No.:4209-276262 ALTA Plain Language Commitment Page 3 of 11 SCHEDULE B SECTION I REQUIREMENTS The following requirements must be met: (A) Pay the agreed amounts for the interest in the land and/or the mortgage to be insured. (B) Pay us the premiums, fees and charges for the policy. (C) Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed, delivered and recorded: (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions. (E) Releases(s) or Reconveyance(s) of Item(s): (F) Other: (G) You must give us the following information: 1. Any off record leases, surveys, etc. 2. Statement(s) of Identity, all parties. 3. Other: First American Title Form No.1068-2 Commitment No.:4209-276262 ALTA Plain Language Commitment Page 4 of 11 SCHEDULE B SECTION II EXCEPTIONS Any policy we issue will have the following exceptions unless they are taken care of to our satisfaction. The printed exceptions and exclusions from the coverage of the policy or policies are set forth in Exhibit A attached. Copies of the policy forms should be read. They are available from the office which issued this Commitment. 1.- Lien of the Real Estate Excise Sales Tax and Surcharge upon any sale of said premises, if unpaid. As of the date herein, the excise tax rate for the City of Federal Way is at 1.78%. Levy/Area Code: 1205 2. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Allan R. Wolter, an unmarried person, as his separate estate Grantee/Beneficiary: Washington Federal Savings, a United States Corporation Trustee: Pacific Northwest Title Company Amount: $284,340.00 Recorded: August 6, 1999 Recording Information: 19990806000404 3. A financing statement Date Recorded: August 06, 1999 Recording No.: 19990806000405 Debtor: Allan R. Wolter Secured Party: Washington Federal Savings 4. According to the application for title insurance, title is to vest in Doug Stokes and Dan Stokes. If said party is married and we are to insure title as such, free of any interest of the spouse, we will require a deed of conveyance from the non-participating spouse. 5. Easement, including terms and provisions contained therein: Recording Information: 4998547 In Favor of: Lakehaven Sewer District, a municipal corporation of King County, Washington For: Sewer Mains First American Title Form No.1068-2 Commitment No.:4209-276262 ALTA Plain Language Commitment Page 5 of 11 INFORMATIONAL NOTES A. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization of recorded documents, the following format and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. B. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. C. The description can be abbreviated as suggested below if necessary to meet standardization requirements. The full text of the description-must appear in the document(s)to be insured. Sect. 9, Twn. 21 N, Rge. 4 E, SE APN: 0921049197 D. All matters regarding extended coverage have been cleared for mortgagee's policy. The coverage contemplated by this paragraph will not be afforded in any forthcoming owner's standard coverage policy to be issued. Property Address: 31250 28th Avenue South, Federal Way,WA 98003 E. General taxes for the year 2003, which have been paid. Tax Account No.: 0921049197 Code Area: 1205 Amount: $ 5,024.18 Assessed Land Value: $ 104,000.00 Assessed Improvement Value: $ 270,000.00 First American Title Form No.1068-2 Commitment No.:4209-276262 ALTA Plain Language Commitment Page 6 of 11 CONDITIONS 1. DEFINITIONS (a)"Mortgage" means mortgage, deed of trust or other security instrument. (b)"Public Records" means title records that give constructive notice of matters affecting the title according to the state law where the land is located. 2. LATER DEFECTS The Exceptions in Schedule B - Section II may be amended to show any defects, liens or encumbrances that appear for the first time in the public records or are created or attached between the Commitment Date and the date on which all of the Requirements (a) and (c) of Schedule B - Section I are met. We shall have no liability to you because of this amendment. 3. EXISTING DEFECTS If any defects, liens or encumbrances existing at Commitment Date are not shown in Schedule B, we may amend Schedule B to show them. If we do amend Schedule B to show these defects, liens or encumbrances, we shall be liable to you according to Paragraph 4 below unless you knew of this information and did not tell us about it in writing. 4. LIMITATION OF OUR LIABILITY Our only obligation is to issue to you the Policy referred to in this Commitment, when you have met its Requirements. If we have any liability to you for any loss you incur because of an error in this Commitment, our liability will be limited to your actual loss caused by your relying on this Commitment when you acted in good faith to: comply with the Requirements shown in Schedule B- Section I or eliminate with our written consent any Exceptions shown in Schedule B- Section II. We shall not be liable for more than the Policy Amount shown in Schedule A of this Commitment and our liability is subject to the terms of the Policy form to be issued to you. 5. CLAIMS MUST BE BASED ON THIS COMMITMENT Any claim, whether or not based on negligence, which you may have against us concerning the title to the land must be based on this commitment and is subject to its terms. First American Title Form No.1068-2 Commitment No.:4209-276262 ALTA Plain Language Commitment Page 7 of 11 EXHIBIT A LIST OF PRINTED EXCEPTIONS AND EXCLUSIONS(By Policy Type) 1. CALIFORNIA LAND TITLE ASSOCIATION STANDARD COVERAGE POLICY—1990 SCHEDULE B EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage(and the Company will not pay costs,attorneys'fees or expenses)which arise by reason of: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. Proceedings by a public agency which may result in taxes or assessments,or notice of such proceedings,whether or not shown by the records of such agency or by the public records. 2. Any facts,rights,interes s,or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession thereof. 3. Easements,liens or encumbrances,or claims thereof,which are not shown by the public records. 4. Discrepancies,conflicts in boundary lines,shortage in area,encroachments,or any other facts which a correct survey would disclose,and which are not shown by the public records. 5. (a)Unpatented mining claims;(b)reservations or exceptions in patents or in Acts authorizing the issuance thereof;(c)water rights,claims or title to water,whether or not the matters excepted under(a),(b),or(c)are shown by the public records. EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage,costs,attorneys'fees or expenses which arise by reason of: 1. (a)Any law,ordinance or governmental regulation(including but not limited to building and zoning laws,ordinances,or regulations)restricting,regulating,prohibiting or relating to (i)the occupancy,use,or enjoyment of the land; (ii)the character,dimensions or location of any improvement now or hereafter erected on the land; (iii)a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part;or(iv)environmental protection,or the effect of any violation of these laws,ordinances or governmental regulations,except to the extent that a notice of the enforcement thereof or a notice of a defect,lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b)Any governmental police power not excluded by(a)above,except to the extent that a notice of the exercise thereof or a notice of a defect,lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 3. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy,but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 4. Defects,liens,encumbrances,adverse claims or other matters: (a)whether or not recorded in the public records at Date of Policy,but created,suffered,assumed or agreed to by the insured daimant; (b)not known to the Company,not recorded in the public records at Date of Policy,but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c)resulting in no loss or damage to the insured claimant; (d)attaching or created subsequent to Date of Policy;or (e)resulting in loss or damage which would not have been sustained if the Insured claimant had paid value for the insured mortgage or for the estate or interest insured by this policy. 5. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy,or the inability or failure of any subsequent owner of the indebtedness,to comply with applicable"doing business"laws of the state in which the land is situated. 6. Invalidity or unenforceability of the lien of the insured mortgage,or claim thereof,which arises out of the transaction evidenced by the Insured mortgage and is based upon usury or any consumer credit protection or truth in lending law. 7. Any claim,which arises out of the transaction vesting in the Insured the estate or interest insured by their policy or the transaction creating the interest of the insured lender,by reason of the operation of federal bankruptcy,state insolvency or similar creditors'rights laws. 2. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY FORM B-1970 SCHEDULE OF EXCLUSIONS FROM COVERAGE 1. Any law,ordinance or governmental regulation(including but not limited to building and zoning ordinances)restricting or regulating or prohibiting the occupancy,use or enjoyment of the land,or regulating the character,dimensions or location of any improvement now or hereafter erected on the land,or prohibiting a separation in ownership or a reduction in the dimensions of area of the land,or the effect of any violation of any such law,ordinance or governmental regulation. 2. Rights of eminent domain or governmental rights of police power unless notice of the exercise of such rights appears in the public records at Date of Policy. 3. Defects,liens,encumbrances,adverse claims,or other matters(a)created,suffered,assumed or agreed to by the insured claimant;(b)not known to the Company and not shown by the public records but known to the insured claimant either at Date of Policy or at the date such claimant acquired an estate or interest insured by this policy and not disdosed in writing by the insured daimant to the Company prior to the date such insured claimant became an insured hereunder;(c)resulting in no loss or damage to the insured claimant;(d) attaching or created subsequent to Date of Policy;or(e)resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the estate or interest insured by this policy. 3. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY FORM B-1970 WITH REGIONAL EXCEPTIONS When the American Land Title Association policy is used as a Standard Coverage Policy and not as an Extended Coverage Policy the exclusions set forth in paragraph 2 above are used and the following exceptions to coverage appear in the policy. SCHEDULE B This policy does not insure against loss or damage by reason of the matters shown in parts one and two following: Part One 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any facts,rights,interests,or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3. Easements,claims of easement or encumbrances which are not shown by the public records. 4. Discrepancies,conflicts in boundary lines,shortage in area,encroachments,or any other facts which a correct survey would disclose,and which are not shown by public records. 5. Unpatented mining daims;reservations or exceptions in patents or in Acts authorizing the issuance thereof;water rights,claims or title to water. 6. Any lien,or right to a lien,for services,labor or material heretofore or hereafter furnished,imposed by law and not shown by the public records. 4. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY-1970 WITH A.LT.A.ENDORSEMENT FORM 1 COVERAGE SCHEDULE OF EXCLUSIONS FROM COVERAGE 1. Any law,ordinance or governmental regulation(including but not limited to building and zoning ordinances)restricting or regulating or prohibiting the occupancy,use or enjoyment of the land,or regulating the character,dimensions or location of any improvement now or hereafter erected on the land,or prohibiting a separation in ownership or a reduction in the dimensions or area of the land,or the effect of any violation of any such law ordinance or governmental regulation. 2. Rights of eminent domain or governmental rights of police power unless notice of the exercise of such rights appears in the public records at Date of Policy. 3. Defects,liens,encumbrances,adverse claims,or other matters(a)created,suffered,assumed or agreed to by the insured claimant,(b)not known to the Company and not shown by the public records but known to the insured claimant either at Date of Policy or at the date such claimant acquired an estate or interest insured by this policy or acquired the insured mortgage and not disclosed in writing by the insured claimant to the Company prior to the date such insured claimant became an insured hereunder,(c)resulting in no loss or damage to the insured daimant;(d)attaching or created subsequent to Date of Policy(except to the extent insurance is afforded herein as to any statutory lien for labor or material or to the extent insurance is afforded herein as to assessments for street improvements under construction or completed at Date of Policy). 4. Unenforceability of the lien of the insured mortgage because of failure of the insured at Date of Policy or of any subsequent owner of the indebtedness to comply with applicable "doing business"laws of the state in which the land is situated. First American Title Form No.1068-2 Commitment No.:4209-276262 ALTA Plain Language Commitment Page 8 of 11 5. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY—1970 WITH REGIONAL EXCEPTIONS When the American Land Title Association Lenders Policy is used as a Standard Coverage Policy and not as an Extended Coverage Policy,the exclusions set forth in paragraph 4 above are used and the following exceptions to coverage appear in the policy. SCHEDULE B This policy does not insure against loss or damage by reason of the matters shown in parts one and two following: Part One: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any facts,rights,interests,or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making Inquiry of persons in possession thereof. 3. Easements,claims of easement or encumbrances which are not shown by the public records. 4. Discrepancies,conflicts in boundary lines,shortage in area,encroachments,or any other facts which a correct survey would disclose,and which are not shown by public records. 5. Unpatented mining claims;reservations or exceptions in patents or in Acts authorizing the issuance thereof;water rights,claims or title to water. 6. Any lien,or right to a lien,for services,labor or material theretofore or hereafter furnished,imposed by law and not shown by the public records. 6. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY—1992 WITH A.L.T.A.ENDORSEMENT FORM 1 COVERAGE EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage,costs,attorneys'fees or expenses which arise by reason of: 1. (a)Any law,ordinance or governmental regulation(including but not limited to building and zoning laws,ordinances,or regulations)restricting,regulating,prohibiting or relating to (i)the occupancy,use,or enjoyment of the land; (ii)the character,dimensions or location of any improvement now or hereafter erected on the land;(Hi)a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part;or(iv)environmental protection,or the effect of any violation of these laws,ordinances or govemmental regulations,except to the extent that a notice of the enforcement thereof or a notice of a defect,lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy; (b)Any governmental police power not excluded by(a)above,except to the extent that a notice of the exercise thereof or a notice of a defect,lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy,but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects,liens,encumbrances,adverse claims,or other matters: (a)whether or not recorded in the public records at Date of Policy,but created,suffered,assumed or agreed to by the insured claimant; (b)not known to the Company,not recorded in the public records at Date of Policy,but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c)resulting in no loss or damage to the insured claimant; (d)attaching or created subsequent to Date of Policy(except to the extent that this policy insures the priority of the lien of the Insured mortgage over any statutory lien for services,labor or material or the extent insurance is afforded herein as to assessments for street improvements under construction or completed at date of policy);or (e)resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage. 4. Unenforceability of the lien of the insured mortgage because of the Inability or failure of the insured at Date of Policy,or the inability or failure of any subsequent owner of the Indebtedness,to comply with the applicable"doing business"laws of the state in which the land is situated. 5. Invalidity or unenforceability of the lien of the insured mortgage,or claim thereof,which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law. 6. Any statutory lien for services,labor or materials(or the claim of priority of any statutory lien for services,labor or materials over the lien of the insured mortgage)arising from an improvement or work related to the land which is contracted for and commenced subsequent to Date of Policy and is not financed in whole or in part by proceeds of the indebtedness secured by the insured mortgage which at Date of Policy the insured has advanced or is obligated to advance. 7. Any claim,which arises out of the transaction creating the interest of the mortgagee Insured by this policy,by reason of the operation of federal bankruptcy,state insolvency,or similar creditors'rights laws,that is based on: (i) the transaction creating the interest of the insured mortgagee being deemed a fraudulent conveyance or fraudulent transfer;or (ii) the subordination of the interest of the insured mortgagee as a result of the application of the doctrine of equitable subordination;or (iii)the transaction creating the interest of the insured mortgagee being deemed a preferential transfer except where the preferential transfer results from the failure: (a)to timely record the instrument of transfer;or (b)of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. 7. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY—1992 WITH REGIONAL EXCEPTIONS When the American Land Title Association policy is used as a Standard Coverage Policy and not as an Extended Coverage Policy the exclusions set forth in paragraph 6 above are used and the following exceptions to coverage appear in the policy. SCHEDULE B This policy does not insure against loss or damage(and the Company will not pay costs,attorneys'fees or expenses)which arise by reason of: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any facts,rights,interests,or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3. Easements,claims of easement or encumbrances which are not shown by the public records. 4. Discrepancies,conflicts in boundary lines,shortage in area,encroachments,or any other facts which a correct survey would disclose,and which are not shown by public records. 5. Unpatented mining claims;reservations or exceptions in patents or in Acts authorizing the issuance thereof;water rights,claims or title to water. 6. Any lien,or right to a lien,for services,labor or material theretofore or hereafter furnished,imposed by law and not shown by the public records. 8. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY-1992 EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage,costs,attorneys'fees or expenses which arise by reason of: 1. (a)Any law,ordinance or governmental regulation(induding but not limited to building and zoning laws,ordinances,or regulations)restricting,regulating,prohibiting or relating to (i)the occupancy,use,or enjoyment of the land; (ii)the character,dimensions or location of any improvement now or hereafter erected on the land; (Hi)a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part;or(iv)environmental protection,or the effect of any violation of these laws,ordinances or governmental regulations,except to the extent that a notice of the enforcement thereof or a notice of a defect,lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b)Any governmental police power not excluded by(a)above,except to the extent that a notice of the exercise thereof or a notice of a defect,lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy,but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects,liens,encumbrances,adverse claims,or other matters: (a)created,suffered,assumed or agreed to by the insured claimant; (b)not known to the Company,not recorded in the public records at Date of Policy,but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c)resulting in no loss or damage to the insured claimant; (d)attaching or created subsequent to Date of Policy;or (e)resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the estate or interest insured by this policy. First American Title Form No.1068-2 Commitment No.:4209-276262 ALTA Plain Language Commitment Page 9 of 11 4. Any daim,which arises out of the transaction vesting in the insured the estate or interest insured by this policy,by reason of the operation of federal bankruptcy,state insolvency, or similar creditors'rights laws,that is based on: (i) the transaction creating the interest of the insured mortgagee being deemed a fraudulent conveyance or fraudulent transfer;or (ii)the transaction creating the interest of the insured mortgagee being deemed a preferential transfer except where the preferential transfer results from the failure: (a)to timely record the instrument of transfer;or (b)of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. 9. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY—1992 WITH REGIONAL EXCEPTIONS When the American Land Title Association policy is used as a Standard Coverage Policy and not as an Extended Coverage Policy the exdusions set forth in paragraph 8 above are used and the following exceptions to coverage appear in the policy. SCHEDULE B This policy does not insure against loss or damage(and the Company will not pay costs,attorneys'fees or expenses)which arise by reason of: Part One: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any facts,rights,interests,or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3. Easements,claims of easement or encumbrances which are not shown by the public records. 4. Discrepandes,conflicts in boundary lines,shortage in area,encroachments,or any other facts which a correct survey would disclose,and which are not shown by public records. 5. Unpatented mining daims;reservations or exceptions in patents or in Acts authorizing the issuance thereof;water rights,claims or title to water. 6. Any lien,or right to a lien,for services,labor or material theretofore or hereafter furnished,imposed by law and not shown by the public records. 10. AMERICAN LAND TITLE ASSOCIATION RESIDENTIAL TITLE INSURANCE POLICY-1987 EXCLUSIONS In addition to the Exceptions in Schedule B,you are not insured against loss,costs,attorneys'fees and expenses resulting from: 1. Governmental police power,and the existence or violation of any law or government regulation.This includes building and zoning ordinances and also laws and regulations concerning: • land use • land division • improvements on the land • environmental protection This exclusion does not apply to violations or the enforcement of these matters which appear in the public records at Policy Date. This exclusion does not limit the zoning coverage described in items 12 and 13 of Covered Title Risks. 2. The right to take the land by condemning it,unless: • a notice of exercising the right appears in the public records on the Policy Date • the taking happened prior to the Policy Date and is binding on you if you bought the land without knowing of the taking. 3. Title Risks: • that are created,allowed,or agreed to by you • that are known to you,but not to us,on the Policy Date-unless they appeared in the public records • that result in no loss to you • that first affect your title after the Policy Date-this does not limit the labor and material lien coverage in Item 8 of Covered Title Risks 4. Failure to pay value for your title. 5. Lack of a right: • to any land outside the area specifically described and referred to in Item 3 of Schedule A,or • in streets,alleys,or waterways that touch your land This exclusion does not limit the access coverage in Item 5 of Covered Title Risks. 11. EAGLE PROTECTION OWNER'S POLICY CLTA HOMEOWNER'S POLICY OF TITLE INSURANCE-1998 ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE-1998 Covered Risks 14.(Subdivision Law Violation). 15. (Building Permit) 16. (Zoning)and 18. (Encroachment of boundary walls or fences) are subject to Deductible Amounts and Maximum Dollar Limits of Liability EXCLUSIONS In addition to Exceptions in Schedule B,you are not insured against loss,costs,attorneys'fees,and expenses resulting from: 1. Governmental police power,and the existence or violation of any law or government regulation.This includes ordinances,laws and regulations concerning: a. building b. zoning c. land use d. improvements on the land e. land division f. environmental protection This exclusion does not apply to violations or the enforcement of these matters if notice of the violation or enforcement appears in the Public Records at the Policy Date. This exdusion does not limit the coverage described in Covered Risk 14,15,16,17 or 24. 2. The failure of Your existing structures,or any part of them,to be constructed in accordance with applicable building codes.This Exclusion does not apply to violations of building codes if notice of the violation appears in the Public Records at the Policy Date. The right to take the Land by condemning it,unless: a.a notice of exercising the right appears in the Public Records at the Policy Date;or b.the taking happened before the Policy Date and is binding on You if You bought the Land without Knowing of the taking. 3. Risks: a.that are created,allowed,or agreed to by You,whether or not they appear in the Public Records; b.that are Known to You at the Policy Date,but not to Us,unless they appear in the Public Records at the Policy Date; c.that result in no loss to You;or d.that first occur after the Policy Date-this does not limit the coverage described in Covered Risk 7,8.d,22,23,24 or 25. 4. Failure to pay value for Your Title. 5. Lack of a right: a.to any Land outside the area specifically described and referred to in paragraph 3 of Schedule A;and b.in streets,alleys,or waterways that touch the Land. This exclusion does not limit the coverage described in Covered Risk 11 or 18. First American Title Form No. 1068-2 Commitment No.:4209-276262 ALTA Plain Language Commitment Page 10 of 11 12. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY-1992 WITH A.L.T.A.ENDORSEMENT FORM 1 COVERAGE EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage,costs,attorneys'fees or expenses which arise by reason of: 1. (a)Any law,ordinance or governmental regulation(including but not limited to building and zoning laws,ordinances,or regulations)restricting,regulating,prohibiting or relating to (i)the occupancy,use,or enjoyment of the Land;(ii)the character,dimensions or location of any improvement now or hereafter erected on the Land;(iii)a separation in ownership or a change in the dimensions or area of the Land or any parcel of which the Land is or was a part;or(iv)environmental protection,or the effect of any violation of these laws,ordinances or governmental regulations,except to the extent that a notice of the enforcement thereof or a notice of a defect,lien or encumbrance resulting from a violation or alleged violation affecting the Land has been recorded in the Public Records at Date of Policy.This exclusion does not limit the coverage provided under insuring provisions 14,15,16 and 24 of this policy. (b)Any governmental police power not excluded by(a)above,except to the extent that a notice of the exercise thereof or a notice of a defect,lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the Public Records at Date of Policy.This exclusion does not limit the coverage provided under insuring provisions 14,15,16 and 24 of this policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the Public Records at Date of Policy,but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without Knowledge. 3. Defects,liens,encumbrances,adverse claims or other matters: (a)created,suffered,assumed or agreed to by the Insured Claimant; (b)not known to the Company,not recorded in the Public Records at Date of Policy,but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c)resulting in no loss or damage to the Insured Claimant; (d)attaching or created subsequent to Date of Policy(this paragraph(d)does not limit the coverage provided under insuring provisions 7,8,16,17,19,20,21,23,24 and 25);or (e)resulting in loss or damage which would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of the Insured at Date of Policy,or the inability or failure of any subsequent owner of the indebtedness,to comply with applicable doing business laws of the state in which the Land is situated. 5. Invalidity or unenforceability of the lien of the Insured Mortgage,or claim thereof,which arises out of the transaction evidenced by the Insured Mortgage and is based upon: (a)usury,except as provided under insuring provision 10 of this policy;or (b)any consumer credit protection or truth in lending law. 6. Taxes or assessments of any taxing or assessment authority which become a lien on the Land subsequent to Date of Policy. 7. Any claim,which arises out of the transaction creating the interest of the mortgagee insured by this policy,by reason of the operation of federal bankruptcy,state insolvency,or similar creditors'rights laws,that is based on: (a)the transaction creating the interest of the insured mortgagee being deemed a fraudulent conveyance or fraudulent transfer;or (b)the subordination of the interest of the insured mortgagee as a result of the application of the doctrine of equitable subordination;or (c)the transaction creating the interest of the insured mortgagee being deemed a preferential transfer except where the preferential transfer results from the failure: (i)to timely record the instrument of transfer;or (ii)of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. 8. Any claim of invalidity,unenforceability or lack of priority of the lien of the Insured Mortgage as to advances or modifications made after the Insured has Knowledge that the vestee shown in Schedule A is no longer the owner of the estate or interest covered by this policy.This exclusion does not limit the coverage provided under insuring provision 7. 9. Lack of priority of the lien of the Insured Mortgage as to each and every advance made after Date of Policy,and all interest charged thereon,over liens,encumbrances and other matters affecting title,the existence of which are Known to the Insured at: (a)The time of the advance;or (b)The time a modification is made to the terms of the Insured Mortgage which changes the rate of interest charged,if the rate of interest is greater as a result of the modification than it would have been before the modification. This exclusion does not limit the coverage provided under insuring provision 7. SCHEDULE B This policy does not insure against loss or damage(and the Company will not pay costs,attorneys'fees or expenses)which arise by reason of: 1. Environmental protection liens provided for by the following existing statutes,which liens will have priority over the lien of the Insured Mortgage when they arise: NONE 13. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY—1992 WITH EAGLE PROTECTION ADDED WITH REGIONAL EXCEPTIONS When the American Land Title Association loan policy with EAGLE Protection Added is used as a Standard Coverage Policy and not as an Extended Coverage Policy the exclusions set forth in paragraph 12 above are used and the following exceptions to coverage appear in the policy. SCHEDULE B This policy does not insure against loss or damage(and the Company will not pay costs,attorneys'fees or expenses)which arise by reason of: Part One: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any facts,rights,interests,or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3. Easements,claims of easement or encumbrances which are not shown by the public records. 4. Discrepancies,conflicts in boundary lines,shortage in area,encroachments,or any other facts which a correct survey would disclose,and which are not shown by public records. 5. Unpatented mining claims;reservations or exceptions in patents or in acts authorizing the issuance thereof;water rights,claims or title to water. 6. Any lien,or right to a lien,for services,labor or material theretofore or hereafter furnished,imposed by law and not shown by the public records. Part Two: 1. Environmental protection liens provided for by the following existing statutes,which liens will have priority over the lien of the Insured Mortgage when they arise:NONE First American Title Form No.1068-2 Commitment No.:4209-276262 ALTA Plain Language Commitment Page 11 of 11 t4� A NI P,h J `YT { First American Title Insurance Company 2101 Fourth Avenue, Suite 800, Suite 800, Seattle,WA 98121 (253) 471-1234 - (800) 238-8810 FAX(253) 671-5808 PRIVACY POLICY We Are Committed to Safeguarding Customer Information In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such information — particularly any personal or financial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our parent company, The First American Corporation, we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability This Privacy Policy governs our use of the information which you provide to us. It does not govern the manner in which we may use information we have obtained from any other source, such as information obtained from a public record or from another person or entity. First American has also adopted broader guidelines that govern our use of personal information regardless of its source. First American calls these guidelines its Fair Information Values,a copy of which can be found on our website at www.firstam.com. Types of Information Depending upon which of our services you are utilizing,the types of nonpublic personal information that we may collect include: • Information we receive from you on applications, forms and in other communications to us, whether in writing, in person, by telephone or any other means; • Information about your transactions with us,our affiliated companies,or others; and • Information we receive from a consumer reporting agency. Use of Information We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or service you have requested of us; or(2) as permitted by law. We may, however, store such information indefinitely, including the period after which any customer relationship has ceased. Such information may be used for any internal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic personal information listed above to one or more of our affiliated companies. Such affiliated companies include financial service providers, such as title insurers, property and casualty insurers, and trust and investment advisory companies, or companies involved in real estate services, such as appraisal companies, home warranty companies, and escrow companies. Furthermore,we may also provide all the information we collect,as described above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies, or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customer,our Privacy Policy will continue to apply to you. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict access to nonpublic personal information about you to those individuals and entities who need to know that information to provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and in accordance with this Privacy Policy and First American's Fair Information Values. We currently maintain physical,electronic,and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. ©2001 The First American Corporation •All Rights Reserved First American Title I ‘6, CITY OF CITY HALL 33530Fe d e ra I Way Feder 1st Way South 980• 9 Box 9718 Federal Way,WA 98063 9718 (253)661-4000 • www.cityoffederal way.corn June 9,2004 Douglas Stokes 2816 South 299th Place Federal Way, WA 98003-4266 RE: Permit#04-102092-000-00-PC; STOKES FOUR-PLEX 31250 28`h Avenue South,Federal Way Dear Mr. Stokes: The above referenced proposal has been assigned to me as project planner. At this time,the application and preliminary site plan have been routed to the members of the Development Review Committee. A meeting with the project applicant and Development Review Committee has been scheduled as follows: Thursday,June 17,2004-- 11:00 AM Mt. Adams Conference Room City Hall,First Floor 33530 1st Way South Federal Way,WA 98003 We look forward to meeting with you. Let me know if you will have more than four people attending the preapplication meeting so we can make arrangements for a larger room. This notice letter is sent to you as the applicant and is not provided to agents or others. Please call me at 253-661-4082 if you have any questions. Sincerely, Isaac Conlen Associate Planner 04-102092 Doc.1.D.27695 T .' i d�p y Yfi As rm »- f ' ' • Or'• . -,,-.7• .tiAA,-,k,. ,i ,:,- ,- , ,,4,,,,, • lit,glioll.."' ,,,-_,.t...... .- 1. ' '--,7),. t x �� f , .'ili4- 1 i '' i ' ." ' ' .k'•-•.• ,•.;: lt1 ' (4.' -- allirr r ni 9 ' ........ 4 Y ggrr,^ F 4 "�s. ...A. '�%., af` wiiy �� } Y^r • r � eft ti =; # ! 40.lti cop • rY „' '; • %41k. #♦ - 'l4 '' 4, »tw �� ) dM#, 0M ali #1►tr* A� _ e. �+w r - ram, ... +. `�..:. ., ,x a,. q as r, DECEIVED MAY r2 6 2004 CIT BUILDING DEPT.AY t b } i t. T r. ' C z ryye� *'. i,. , iiIIISIL:: ..,-.. — --- F a f N jg rb r �t oi 1111110.: x "'�'�_: any --+ *,, E::, .„. ... ':---- ' -' ...„. .. a p ;`: ..," .mil, '� +e xy ,: Uu. ..,c'l f� "N_.-+e ....,: ->.. _ .,, n.,, s�-"✓,,fit t°(X�` RECEIVED MAY' 2 6 2004 CITY OF FEDERAL WAY BUILDING DEPT. 0)--4 1 O.) O 2-?C., ail4 . - 'Nor to a i '; : - � � - -"` . 11 �. ;I � Pill' -; a ti i' = �1i .„..1441 -'"r - < -.ash' �;. x 1 •TP „ e r RECEIVED MAY. 2 6 2004 CITY OF FEDERAL WAY BUILDING DEPT. vim - Ic��,c�92—eL 1 14 * y.....L. 7, 4 ,,,„4411; ,i,,,, ttillP - 10 Y a 3 " R P ill r a PMt i 1J ,Y t_" 1'� 11) s , luLl t 1 A {i ih } wrk�r4�U#t. ,u a y ES fi t: 1 F'9 , _ t . It - , • ? i "'- - x °" �� y, " 'ar ` -r ur a ��,�' s., a r om r r:�� , s;�rs .xl RECEIVED MAY '2 6 2004 CITY OF FEDERAL WAY BUILDING DEPT. 0)1 —I v)-O°I. .. _P c-- ' - * .—AAAr.m."'.-'I.'''. 1-,....',•;:---,-;•.'„!'..'i!'”.:?.,%--„,---.--,,,,,,•,4g.-'''''..••,,,..;,-,.!`"'„,--''',,',,A---7----,='•- ' sw,...0-- -.--,..„..,--:.:;....:. „., _ .. . , ..,. .-',-, 4 .._ .'.:-..-:•.:„.- • ' '...T.;?t• ):!,-----•----• • • .....------ ........,......_', ________•,::..,,..::;,,,-..,,•'.:3.--':.;.r.,•'•'-',:::,,_.._._. e'-'z:,!,'-'-'-•-' :..,.''.''-.'''-''-,,,i''''''-'-'-' -'''„'..; -...........,._ , . ,,, , . . . .„„„.................. 41111111 .. , ,„.. .. ,• 5.. . ,. .. . ..., ..„.. t I _________ ', floc . - — ----- , .tk.1--, ......0,* . , - I* .:;:;, 00101111101.11.16 1!k..14.110...*+ r ....„ PI-r - 0........e,...,...M......rW :YWigi....,*..1.,..., ,.., /„-' „..M......1, , r IP 1,,'''' 4"."" AC7 .'......--- - / '!.:',. , , reas..........e,..........m., *ow— . ,. ,.- ifil. ,........„..........._ .... .....".....________ - .,.., . _......... /-........ . . .. , ... , . I . ....- ,„1 ,,11 Yi II NNE & . . - , , 11100&•Imm.....- . . . , kNi ' : . -. ,s, OM I i q , WAIN t . . 446' '. 1 . .. . . . 4 1111rd • , „' • •4 .14, .- *),-,- ., ..........,____,•.„„„„,..,_ - , RECEIVED MAY 2 6 2004 CITY OF FEDERAL WAY BUILDING DEPT. OH — 10 -092 -pc- fi .. y,�� i , ,- k ; '9 �� 'y, a A� a . - t 1 ` } • • yi'FC i x 'yiM e b '1Yi 1Ti' V x +' w' '} y. ♦ f r RFC` }. "-a---- ff . , ,40,1 ; „...,:,),40,t,..ti,H` '4,,,,17„,-,`44:1*,„..7'ii.„4„:0,4,:,,;;ii,„4;.,:;:„ `yyT,�, Jt `RY b !,2„;:„.: ! E` ::: es 4 i f • �A A �0 !_ i ' • i. s l - d s R+ �ta i }- .s.. ;, _ 411)., '4:-• -1 fl a V Ea.} ra J A.� r"�< ., RECEIVED MAY '2 6 2004 CITY L BUIOFLDINGFEDERA DEPT.WAY Ur( — IU�C�72 —PL 1� _ '�+ ' + 5 `a• v r y air' + - • .,;r- .k• . .� µ .r f r A @ J g 1f i �y 4 'W�' . `_ h i s' v e . r 3 I r a k ..... .;4ewF+++, r 4. p ! 4.c. • . . _,s II 1 , � ,,ti RECEIVED MAY 2 6 2004 CITY OF FEDERAL WAY BUILDING DEPT. 0 -t - 10 .012- Pam.. I?• r ',,r x.r:. .' '. -::::qt°17 7.:7:1- :4,' i;.4.2.--:: " -;-.• - •• '. .,..:,!,::.. 4r ,k. it- r.,, t:- : � , . -A ,J04.,..',--.e4 or .1 04,1 110., -,,, 1.--':.,-*7,;.\ 'es:;7:,,j'Ar- '''..':,;i!.. ':<"' #,'',-.IA. ,:" . i "414-.4'-,g i' r ,lit ra. # W, g ., it 1ff ,it , . r.... ,, p 9 41ye4 t0. RECEIVED MAY 2 6 2004 CITY OF FEDERAL WAY BUILDING DEPT. 0rt - 10a..©l 2 -e(- . . `w ^,a d Y {t , • Wk.t .► • .� ' s xY. `?'*'� 4 ' Y day xY w: .. .. i al 1x. .� { :kr' x a . ' ' “'. ' ,' st1� r t sue' r ak a. ^�- � 4 •.,4 ,— I ,,,,. iv' 1 li I 0 .:; . , • NI ,,,0,...„... 11..mumwmisri--g i: k t ..0 " RECEIVED MAY ..2 6 2004 CIDERAL WAY TY OF FEN— DEPT. Uel- iV)-d`12- -4- Air Pi "?•• . a 4 +s • " t S. • .� sir" # i" •- ,, ...... - ...4, --- •f., ,-- :. ,,, ,_- - , , ..:. ._,, ,1,,,,:.,..t ,.. .. 1.„,„i. ..,.... :i. .,,,., i , . - . .. - . . 4.'r ' -,ille . -!,,tt,..10,. ' . e ,,.:- �_ `X � ;.; ;401nriN, t' ',..yirtilir. _ ' 1„ - ... .^ . rfie u - .''- ` .r ''., ,w RECEIVED MAY 2 6 2004 CITY OF FEDERAL WAY BUILDING DEPT. p rl - i va.c)9 2 -Pc.- 'r.+ry�" 3 '' Y .F- • T - ya f_„i u,. l a A ''' ° % '5•. ' r x "� 44 $ y� 99„. • - .14 I ,,,' ° fi fi E y f ° u'm° n. . ,"t ,=�k _ � h_ :I • t:•[° trrIr ,. y� , am Nis fax . is 'r RECEIVED MAY' 2 6 2004 CITY OF FEDERAL WAY BUILDING DEPT. OH - 10).012 -?C_ 170006 GRAPHIC SCALE (INF') i inch = 30 & -0 EX 4 - PLEX I Ill 1,500 SF. EXISTING PARKING O h / 24 ' EXISTING PARKING EX 4 - PLEX I I1,500 SF. I SITE PLAN STOKES' 4 - PLEXES A PORTION OF THE SE/4 SECTION 9, T21 N, R4E, W.M. FEDERAL WAY, WASHINGTON PLEX $00 SF. M I 60 1/D y 4-PLE 1,500 SF. I 3�8 4 PLEX 1, OO SF. 24' FIRE i �IH U 7 /6 /5 r�;' 11UN 1- Pt AY 4E AREA 9DO F. 9/19' GARAGE AND MAINTENANCE 800 SF. ti 20 LANE I ' -P 0 G 1 s 800 SF. / N 800 SF. J l 6 a PROPOSED BIO-SWALE OVER RETENTION PIPE n STEEG ,LA,G�E v' I STEEL S 3/6 ST S. 9/7V ST• S. 32o Ta VICINITY MAP SCALE; SITE DATA G �I SIZE,. J W� 2Q� 0 a O O O 8 > N < W co Lu o� U Wz �o — W OD I U ST,2EEJ' Q 51I 7= l- o-__ ma E MffS 7/14/0y SITE AREA: 0.91+/- ACRE ( PER ASSESSOR'S RECORDS) WV PARCEL NUMBER: 0921049197 EXISTING ZONING: RM W BUILDING AREA: 20,900 SF. J Z EX. 4-PLEXES = 6,000 SF. ( 3,000 SF. UP & 3,000 SF. DOWN) 0. Q PROPOSED 4-PLEXES = 9,000 SF. (4,500 SF. UP & 4,500 SF. DOWN) I PROPOSED LAUNDRY FACILITY = 900 SF. PROPOSED STORAGE = 4,200 SF. 0. PROPOSED GARAGE / MAINTENANCE = 800 SF. W NUMBER OF BUILDINGS: 10 (2 EXISTING & 8 PROPOSED) PARKING: 40 EXISTING & 24 PROPOSED) NUMBER OF (16 W EXISTING STRUCTURES: GARAGE & HOUSE TO BE REMOVED 2 - 4-PLEXES TO REMAIN O WATER: LAKEHAVEN UTILITY DISTRICT SEWER: LAKEHAVEN UTILITY DISTRICT FIRE: KING COUNTY FIRE DISTRICT NO.39 SCHOOL: FEDERAL WAY SCHOOL DISTRICT NO. 210 Oy-/D-10fi�D o 01 01 Q� N to c r O = I I • CA M Nco� C L 0 y �c" Lo M O N C71 O L Q N p 3 E � inN od U M Fes- _ \ N THE BOUNDARY INFORMATION, TOPOGRAPHY AND LEGAL DESCRIPTIONS SHOWN HEREON WERE TAKEN FROM PUBLIC AND PRIVATE DOCUMENTS AND SHOULD NOT BE RELIED ON FOR ACCURACY. SHEET L OF FILE NO 2848/