Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
13-103449
FILE CITY OF 1�k Federal Way August 29, 2013 John Parsaie Morgan Design Group LLC 11207 Fremont Avenue North Seattle, WA 98133 CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Re: File #13-103449-00-PC, PREAPPLICATION CONFERENCE SUMMARY Federal Way Family Housing, 33301 Pacific Hwy South, Federal Way Dear Mr. Parsaie: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held August 20, 2013. 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 South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) 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 FWRC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Becky Chapin, 253-835-2641, rebecca.chapin@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 A proposed affordable housing development of 226 dwelling units in (2) 5-story structures, including 195 parking stalls, as well as indoor and outdoor community recreation spaces, and associated site improvements. 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 Parsaie Page 2 August 29, 2013 • Planning Division o Must have retail/office on ground level o Regulated Stream in the vicinity o Process III or IV w/ SEPA ■ Public Works Development Services Division o Open -cutting of 13`' Place South for utility installation will require a full -width asphalt overlay. Limits of the overlay would be the existing pavement joint approx. 140 feet south of this project's south property line, and extend north to the northern property line of the project. o Open -cutting of Pacific Highway South for utility installation does not require an overlay or mitigation payment; however, pavement restoration will likely require a larger than `typical' trench restoration. • Public Works Traffic Division o A Transportation Concurrency permit is required per FWRC Chapter 19.90. o Traffic Impact Fee (TIF) payment per FWRC 19.91. o Revise current proposal to meet access management standards (FWRC 19.135.280). o Submit intersection sight distance analysis consistent with AASHTO standard (FWRC 19.135.300) if needed, depending on 13'` Place South driveway location. • Building Division o The current Washington State Energy Code will need to be met. o Roof top requirements have recently changed regarding International Fire Code regulations. 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 (Becky Chapin, 253-835-2641, rebecca.chapin@cityoffederalway.com) 1. Zoning Designation and Use — The subject property is within the Community Business (BC) zone. Multi -unit housing is a permitted use in BC zone subject to regulations set forth in FWRC 19.220.050. 2. Land Use Application — The proposed multi -family housing project is subject to Use Process III review pursuant to FWRC 19.15.030. Process III land use review is conducted administratively, with a written decision issued by the Director of Community and Economic Development following review. There is potential that the southwest portion of the site contains a stream regulated under FWRC Chapter 19.165, Streams. Further analysis will be required to determine the extent of the stream and where the culvert is located. The proposed driveway may intrude into the stream buffer. See comments under #7 below for additional information. Be advised that any intrusion into critical area buffers may require review under Use Process IV, Hearing Examiner. 13-103449 Doc I.D. 63960 Mr Parsaie Page 3 August 29, 2013 If Process IV review is required, the proposal will require administrative approval for site plan compliance and a public hearing with Hearing Examiner approval for encroachment into the stream buffer area. The application will be combined into one Process IV Master Land Use review with two separate decisions. The administrative site plan decision will be issued prior to the public hearing. The Hearing Examiner will then make a decision on the critical area encroachment 14 days following the public hearing. For both Process III and Process IV review, the Planning Division will notify the applicant of application status within 28 days of submittal. If the application is determined complete, staff will issue a Letter of Complete Application. FWRC limits the review to 120 days from the date of complete application. The 120-day review period will stop any time the applicant has been requested by the city to correct plans, perform required studies, or provide additional information needed to issue a decision. The review period will begin within 14 days following submittal of requested items. Please be advised that any request for corrections and/or additional information must be provided within 180 days of written notification or the land use application will expire. 3. State Environmental Policy Act (SEPA) — The project is subject to environmental review under the State Environmental Policy Act (SEPA) as the proposal exceeds flexible thresholds (development of more than 20 dwelling units, buildings larger than 12,000 square feet, and parking for more than 40 vehicles) pursuant to FWRC 14.15.030(c). The city does utilize the optional DNS method of combined land use and SEPA notifications when environmental checklists are thoroughly completed. The optional DNS process allows a combined project and anticipated environmental determination public notice period that expedites the overall land use application process. An environmental threshold determination made by the Director of Community and Economic Development must be issued prior to land use or building permit approval. 4. Environmentally Sensitive Area — Based on city data and an Environmental Review Report submitted by Genesis Resource Company, dated October 3, 2005, regarding a nearby property, it has been determined that a stream is located in the vicinity of the subject property. The stream is a tributary of the Hylebos Creek and flows through a culvert in the southeast portion of the site. The culvert may have an open channel on the property. It is the applicant's responsibility to provide a stream delineation to the city for review prior to any land use approval. Currently the stream is classified as a major stream, with 100-foot setback. However, there is some evidence that it may be a minor stream and additional information is being provided by the city's Surface Water Management (SWM) division to verify the classification. If a minor stream, the setback area includes all areas within 50 feet outward from the ordinary high water mark. No clearing, grading, or improvements are permitted outright in the required setback area. All plans shall include the delineated stream with its associated setback buffer measured outward from the ordinary high watermark. Intrusions into the stream setback area would require a Process IV Master Land Use application, public hearing, and decision by the city's Hearing Examiner. The applicant will have the burden of designing the intrusion to meet the following decisional criteria: o It will not adversely affect water quality; o It will not adversely affect the existing quality of wildlife habitat within the stream or setback area; o It will not adversely affect drainage or stormwater retention capabilities; o It will not lead to unstable earth conditions nor create erosion hazards; 13-103449 Doc. I.D. 63960 Mr Parsaie Page 4 August 29, 2013 o It will not be materially detrimental to any other property in the area of the subject property nor to the city as a whole, including the loss of significant open space; and o It is necessary for reasonable development of the subject property. Public Notification — The Process III (if applicable, the administrative portion of the Process IV application) will require a 14-day comment period. The Notice of Application soliciting comments will be published in the Federal Way Mirror, posted at the subject property, and the official notice boards within the city. Mailed notice to all property owners within 300 feet of the subject property is also required. The applicant is responsible for submitting stamped mailing envelopes for property owners within 300 feet of the subject property. The city's GIS Division can provide this service for a nominal fee. Please see the enclosed handout for further information. The Hearing Examiner portion of the application requires the same notice procedures with the addition of an extended comment (limited to the critical area encroachment) period up to the date of the hearing, one public notification sign, and one additional set of stamped envelopes for property owners to distribute the notice of public hearing. Process III applications and SEPA determinations require a public notice and 14-day comment period. Within 14 days of issuing the Letter of Complete Application, a Notice of Application and Optional DNS will be published in the Federal Way Mirror, mailed to persons within 300 feet of the subject property, posted on the subject property, and placed at the City's three designated notice boards. Land Use Review Timeframes — The city makes every effort to issue land use decisions within 120 days of a complete application. However, the review timeframe is suspended at any time that additional information is requested by the city. The applicant must submit requested information within a 180-day timeframe, unless an extension is granted pursuant to FWRC 19.15.050(2). 7. Application Fees — Please contact the Permit Center at 253-835-2607 for updated fee schedules for Process III Master Land Use application, SEPA checklist, concurrency, engineering review, and building permit. 8. Key Development Regulations — All site improvements must comply with the applicable FWRC development regulations. The following general regulations will apply to the proposal. (a) Required Yard and Lot Coverage — Required yards for multi -unit housing are the same as those regulations for ground floor use. No maximum lot coverage applies. The buildable area will be determined by other requirements for landscaping, required yards, etc. (b) Maximum Building Height — The height allowed is 65 feet above average building elevation (ABE). As proposed, the project is 65 feet above ABE. The 2012 International Building Code (IBC) measures height from grade plane to the average height of the highest roof surface, which is slightly different than the measurement of ABE per FWRC. The more restrictive of the two code provisions shall apply. Per FWRC 19.110.060 `Exceptions', rooftop appurtenances may exceed the applicable height limitation by a maximum of four feet, if the area of all appurtenances and screening does not exceed 10 percent of the total area of the building footprint. These appurtenances must be located in such a way as to minimize view blockage. 13-103449 Doc. I.D. 63960 Mr Parsaie Page 5 August 29, 2013 (c) Parking — Required parking is 1.2 parking spaces per dwelling unit for units up to 2 bedrooms and 1.8 parking stalls for dwellings units of 3 or more bedrooms. The site plan depicts 195 parking stalls; 284 stalls are required. The proposal is for structured parking with 86 stalls in the west building and 91 stalls in the east building. There are also 18 surface parking stalls provided. See enclosed code section for dimensional requirements for parking stalls. A parking study, identifying why reduced parking is appropriate, is required to be submitted and reviewed with the land use application to reduce the amount of required parking. (d) Open Space — Under FWRC 19.220.080 (note #7), the subject property must contain at least 150 sq. ft. per dwelling unit of common recreational open space usable for many activities, and may include private spaces such as yards, patios, and balconies, as well as common areas such as playgrounds, recreation rooms, rooftop terraces, pools, active lobbies, and atriums, or other areas the director deems appropriate. With your application, please provide a written description of those areas intended as recreational open space. Include on submittal drawings the size and location of each recreation area, the intended users, and indicate whether it is internal or external. 9. Clearing, Grading, and Tree and Vegetation Retention — The applicant is required to obtain clearing and grading plan approval as a component of the land use approval. Please consult FWRC 19.120.040(1) for items that are required to be included on the plan. Approval and Notice to Proceed shall be required prior to commencing clearing and grading activities on the site. Reference FWRC 19.120.060(2). A tree and vegetation retention plan as required under FWRC 19.120.140(2) must also be submitted with the land use application. The tree and vegetation retention/replacement plan must be prepared by a certified arborist or certified landscape architect. The standards require each development to maintain a minimum tree unit density. The minimum tree density in the BC zone is 20 tree units per acre. The subject property's density would be 56 tree units (20 tree units x 2.79 acres). A tree unit is a value assigned to existing trees retained on the property or replacement trees. The larger the tree, the greater value it is assigned. Required tree density can be composed of retained trees and replacement plantings per FWRC 19.120.130. (Note: required landscaping trees may be counted in tree density). The tree and vegetation plan must clearly show where the 56 tree units are to be located. The formal landscape plan must detail information about tree unit credits and replacement. 10. Landscaping —The land use application must include a preliminary landscape plan, prepared by a licensed landscape architect, in accordance with the landscape requirements contained in FWRC Chapter 19.125 "Outdoors, Yards, and Landscaping. " Following are the key landscape requirements for the project. (a) Perimeter Landscape Buffers — Type III perimeter landscape buffers a minimum of five feet in width are required along all property lines. Type III landscaping consists of a mixture of evergreen and deciduous trees, large shrubs a minimum of 24 inches in height at the time of planting, and groundcover; spaced to provide a visual buffer creating a partial visual separation. However, landscaping is not required along perimeter lot lines abutting rights -of -way where no required yards apply. As such, the perimeter landscaping along Pacific Hwy South and 136' Place South is not required. 13-103449 Doc I D. 63960 Mr Parsaie Page 6 August 29, 2013 (b) Interior Parking Lot Landscaping — Twenty-two square feet of interior lot landscaping per parking stall must be incorporated into any surface parking areas. 11. Community Design Guidelines — Review of the proposal under the city's design guidelines, FWRC Chapter 19.115, is required for the project and will occur in conjunction with the land use decision. The principal applicable guidelines for the project are noted below. However, this does not necessarily include all applicable guidelines, and project designers must consult the guidelines in their entirety in preparing an application. The application must include a written narrative identifying how the proposal complies with the applicable design guidelines, as detailed. a. FWRC 19.115.010(2) CPTED — Implement Crime Prevention through Environmental Design (CPTED) principles to reduce opportunities for criminal activities to occur. The city's Police Department and Planning Division will evaluate the formal application and review for compliance with CPTED principles (Natural Surveillance, Access Control, and Ownership). Special consideration to incorporate principles to all pedestrian routes of travel, courtyard or plaza areas, and the parking garage is strongly encouraged. A completed CPTED checklist must be submitted with your application. b. FWRC 19.115.050 Site Design — Refer to all sections of this chapter for site design standards. In addition to ensuring that pedestrian accessible routes of travel are provided to the right-of- way from each building, other key sections are: i. (1) General Criteria (a) through (g). ii. (2) Surface Parking Lot (a), (b), and (c). iii. (3) Parking Structures (a), (b), (c), (d), (f), and (g). iv. (4) Pedestrian Circulation and Public Spaces (a) through (0. v. (7) Miscellaneous Site Elements (a) Lighting. c. FWRC 19.115.060 Building Design — Key design requirements of this section apply to the project as follows. Note that the requirements of this section apply to all sides of the buildings. i. (1)(a) As the site is slightly sloped, this section could be applied to building design. ii. (2) All building facades that are both longer than 60 feet and are visible from a right-of- way must incorporate a minimum of two out of four design options intended to break up the mass of large buildings. These design options include fagade modulation, landscaping, canopy or arcade, or associated pedestrian plazas. Options used must meet the dimensional standards as specified, but if more than two are used, dimensional requirements for each option may be modified. iii. (3) Building facades visible from rights -of -way and other public areas should also include methods of articulation and accessory elements, for example display windows, window openings with visible trim material, vertical trellis, artwork, decorative masonry or metal patterns or grillwork, relief, material variations, landscaped public plaza, etc. d. FWRC 19.115.070 Building and pedestrian orientation —All zoning districts — Key design requirements of this section apply to all buildings. i. (a) Building should generally be oriented to rights -of -ways. Features such as entries, lobbies, display windows, should be oriented to the right-of-way and screening or art features such as trellises, murals, landscaping should be incorporated into the street oriented fagade. 13-103449 Doc. I.D. 63960 Mr Parsaie Page 7 August 29, 2013 ii. (c) All buildings adjacent to the street should provide visual access from the street into human services and activities within the building. e. FWRC 19.115.080 Mixed -use residential buildings in commercial zoning districts. The following treatments must be utilized for the mixed -use building facades that front a right-of- way. i. Residential component(s) shall contain residential design features and details, such as individual windows with window trim, balconies or decks in upper stories, bay windows that extend out from the building face, upper story setbacks from the building face, gabled roof forms, canopies, overhangs, and a variety of materials, colors, and textures. ii. Commercial component(s) shall contain individual or common ground -level entrances to adjacent public sidewalks. iii. Commercial and residential components may have different architectural expressions, but the facade shall exhibit a number of unifying elements to produce the effect of an integrated project. iv. Landscaped gardens, courtyards, or enclosed terraces for private use by residents should be designed with minimum exposure to the right-of-way. f. FWRC 19.115.090(1) District Guidelines for BC — Key design requirements of this section apply to the project (FWRC 19.115.090(1)(a)-(r)). (Following is a more specific discussion of each guideline.) i. FWRC 19.115.090(1)(b),(c),(d), and (e) Entrance Fagades — Entrance facades shall front on, face, or be clearly recognizable from the right-of-way; and shall incorporate windows and other methods of articulation. Building entrances must also be architecturally emphasized and shall incorporate transparent glass. Ground floor entrances to retail sales or services shall incorporate plaza features or furnishing, and/or streetscape amenities. Ground -level mirrored or reflective glass is not allowed adjacent to a public right-of-way or pedestrian area. ii. FWRC 19.115.090 Subsections (1)(g) through (r) apply to residential uses. Please provide a design narrative with the formal application to detail how the multi -family housing project addresses these requirements. 12. Garbage and Recycling Receptacles — FWRC 19.125.150 requires that storage areas for garbage and recycling receptacles be required for each project. A minimum of 1.5 square feet of recycling storage area per unit must be provided. The site plan depicts trash rooms. The formal application must note the specific size and location of each facility, along with how they will be accessed. Include routes of travel for staff and service providers, including vertical clearance and turning radius of each. 13. Affordable Units — Five percent of new dwelling units must be considered affordable as defined by FWRC 19.110.010. "Affordable units" for rental affordable housing means dwelling units that are offered for rent at a rate that is affordable to those individuals and families having incomes that are 50 percent or below the median county income. The formal application must reflect the affordable housing requirement and provide details of how it will be accomplished. Note that prior to issuance of a certificate of occupancy for any building, an agreement in a form approved by the city requiring affordable dwelling units to remain as affordable housing for the life of the project must be recorded with the King County Department of Records and Elections at the expense of the applicant. 13-103449 Doc LD 63960 Mr Parsaie Page 8 August 29, 2013 14. School Mitigation Fees —A school impact mitigation fee of $1,316.001 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. PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway.com) Land Use Issues — Stormwater I . Surface water runoff control and water quality treatment will be required per the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2009 KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of land use site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project to the eight core and five special requirements of the KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR. The City has 1" = 100" five-foot contour planimetric maps that may be used for basin analysis. 2. The project lies within a Conservation flow control area, thus the applicant must design the flow control facility to meet this performance criteria. The project also lies within an Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet the treatment criteria of the Enhanced Basic Water Quality Menu. 3. Flow Control BMP's shall be provided per the requirements of the 2009 KCSWDM. 4. If the existing stormwater pipe that crosses the property is allowed to be re -aligned to better accommodate the development, the new pipe shall be reinforced concrete. A new easement shall be conveyed to the City, and the existing easement shall be vacated. Any new easement and building setback from the easement shall, at a minimum, meet the requirements found in Section 4.1.2 of the 2009 KCSWDM. 5. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 6. Concrete cast -in -place underground detention/water quality facilities require a separate structural review by the City's consultant. Cost for this review shall be borne by the developer. 7. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 8. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology at hn://www,egy.wa.you/programs/sWplp chndex.htmi, or by calling 3 60-407-643 7. 1 This is the 2013 school impact fee ($1,253.00 school impact fee + $63.00 administration fee). Fees may change; please check with the permit center at 253-835-2607 for up-to-date fees. 13-103449 Doc. LD. 63960 Mr Parsaie Page 9 August 29, 2013 9. If work is to be done below the ordinary high water mark, a Hydraulic Project Approval (HPA) permit may be required. Information regarding this permit can be obtained from the Washington Department of Fish and Wildlife, at h ://www.wa. ov/wdfw/hab/h a a e/htm or by calling the office of Regulator Assistance at 360-407-7037. Right -of -Way Improvements See the Traffic Division comments from Erik Preston, Senior Traffic Engineer, for traffic related items. 2. Based on available records and the submitted materials, it appears that this proposal meets the 25 percent threshold criteria for requiring street frontage improvements as identified in FWRC 19.135.030. The applicant/owner may submit an MAI appraisal for the subject property, or King County Assessor's records may be used. Development Services Division will evaluate this data to determine if the project actually meets the City's 25 percent threshold for requiring street frontage improvements. 3. If dedication of additional right-of-way is required to install street frontage improvements, the dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must have clear title prior to recording. 4. All stormwater treatment and detention requirements outlined above will be applied to new impervious area within the public right-of-way. Building Permit Issues 1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the City. Engineering review fees are $824.50 for the first 12 hours of review, and $68.50 per hour for additional review time. A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a professional engineer registered/licensed in the State of Washington. 2. The Federal Way Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at www.cityoffederalway.com to assist the applicant's engineer in preparing the plans and TIR. 3. Bonding is required for all street improvements and temporary erosion and sediment control measures associated with the project. The bond amount shall be 120 percent of the estimated costs of the improvements. An administrative fee deposit will need to accompany the bond to cover any possible legal fees in the event the bond must be called. Upon completion of the installation of the improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-year maintenance period. 4. The developer will be responsible for the maintenance of all storm drainage facilities (including the detention and water quality facilities) and street systems during the two-year maintenance period. During that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's compliance with the maintenance requirements. Upon satisfactory completion of the two-year maintenance period, the remainder of the bond will be released. Maintenance for public 13-103449 Doc, I.D. 63960 Mr Parsaie Page 10 August 29, 2013 roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for private roads and drainage facilities, including short plats, remain the responsibility of the individual property owners. When topographic survey information is shown on the 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 vertical elevations are called out. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. All final approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent black ink. Site plans shall be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans. 7. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per Appendix D, 2009 KCSWDM, must be shown on the engineering plans. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORKS TRAFFIC DIVISION (Erik Preston, PE, 253-835-2744, erik.preston@cityoffederalway.com) Transportation Concurrency Analysis (FWRC 19.90) 1. Based on the submitted materials for 226 apartment units, the Institute of Transportation Engineers (ITE) Trip Generation - 8`h Edition, land use code 223 (Multi -Family — Mid -Rise), the proposed project is estimated to generate approximately 88 new weekday PM peak hour trips. Alternatively, the applicant may submit a site specific trip generation study for the proposed development that references 3 similar sites. The trip generation study must be approved prior to the beginning of traffic analysis. 2. A concurrency permit is required for this development project. The PW Traffic Division will perform concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak period to accommodate the proposed development. Please note that supplemental transportation analysis and concurrency mitigation may be required if the proposed project creates an impact not anticipated in the six -year Transportation Improvement Plan (TIP). 3. The estimated fee for the concurrency permit application is $3,374.50 (51— 500 Trips). This fee is an estimate and based on the materials submitted for the preapplication meeting. The concurrency application fee must be paid in full at the time the concurrency permit application is submitted with land use application. The fee may change based on the new weekday PM peak hour trips as identified in the concurrency trip generation. The applicant has the option of having an independent traffic engineer prepare the concurrency analysis consistent with City procedures; however, the fee remains the same. 13-103449 Doc. I.D_ 63960 Mr Parsaie Page I I August 29, 2013 Transportation Impact Fees (TIF) (FWRC 19.91) Based on the submitted materials for 226 apartment units, the estimated traffic impact fee is $470,089.90. Please note, the actual impact fee will be calculated based on the fee schedule in effect at the time a building permit application is filed and must be paid prior to permit issuance. Street Frontage Improvements (FWRC 19.135) The applicant/owner would be expected to construct street improvements consistent with the planned roadway cross -sections as shown in Map III-6 of the FWCP. Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements. The applicant would be expected to construct improvements on the following streets to the City's planned roadway cross - sections: SR-99 is a Principal Minor Arterial Collector planned as a Type "A" street, consisting of a 90- foot street with curb and gutter, six-foot planter strips with street trees, 8-foot sidewalks, and street lights in a 124-foot right-of-way (ROW). The cross-section has already been completed and no ROW dedication is required. 13`h Place South is a Minor Collector planned as a Type "R' street, consisting of a 40-foot street with curb and gutter, 4-foot planter strip, 6-foot sidewalks with street trees and streetlights, and 3-foot utility strip in a 66-foot right-of-way (ROW). Assuming a symmetrical cross section, no ROW dedication is required. Access Management (FWRC 19.135) Access management standards are based on roadway safety and capacity requirements. FWRC 19.135.280 provides access standards for streets based on planned roadway cross -sections. Please note that access classifications are per Drawing 34A in the Public Works Development Standards. 2. WAC 468-52-040 limits access on state highways to access spacing of 250 feet with only one access per parcel. Pacific Highway S is access class "1" where left access may be permitted every 330 feet and left -out access is only permitted at signalized intersections (FWRC 19.135.280). As such, only one access is permitted on SR-99. We recommend using the existing curb -cut near the north property line as the driveway access point. 3. Per FWRC 19.135.280, there may be only one driveway for each 330 feet of lot frontage on 13th Place South. This property does not have the 660 feet minimum street frontage to allow a second access. Additionally, driveway must be located no closer than 150 feet to any street intersection or to any other driveway, whether on or off the subject property. The current proposal does not meet access management standards and should be modified. The standard would be met by removing the southern driveway. 4. The director may grant a modification administratively to reduce spacing standards by up to 20 percent of the tabular values with supporting documentation (FWRC 19.135.290). Please note that these modification requests have a nominal review fee of $91.50. Once preliminary traffic queuing analysis has been completed, the applicant's traffic engineer may submit a written request for access modification if desired. 13-103449 Doc ID_ 63960 Mr Parsaie Page 12 August 29, 2013 5. Submit an intersection sight distance analysis for the design vehicle used at the proposed driveway on 13'h Place South. The analysis shall be conducted in accordance to the latest AASHTO guidelines (3.5 ft object height, 3.5 ft driver's eye height, 14.5 ft back from the edge of the traveled way for passenger vehicles). The analysis must bear the seal of a licensed engineer in the state of Washington. The sight distance triangle shall be depicted on the plan set. Misc. Safety related Comments The applicant must submit a Vehicle Turning Diagram to the Public Works Traffic Division. This diagram will show how the appropriate design vehicle (such as Garbage or Fire Truck) can enter, maneuver, and leave the site without encroaching onto opposing traffic lanes or mounting a curb. 2. The application should be forwarded to King County METRO and Pierce Transit for any transit requirements. PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com) Solid Waste & Recycling Design Considerations Solid waste and recycling design considerations include: • Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is established by FWRC 19.125.150. • For basic solid waste and recycling needs within a single enclosure, clear interior dimensions measuring 10' deep by 20' across are recommended, along with a two -door swing -open or roll -open gate that spans the front width of the enclosure. When gate doors are opened, no structure or hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred for holding gates in closed and open positions to ease service access and maximize the life of gate hardware. • Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access and/or additional waste types and containers. • Plan for user access to interior waste and recycling storage areas/containers, and to exterior containers screened by enclosure(s). • Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential `blind spots' during ingress and egress. ■ Consider landscaping, setbacks and screening requirements [based on FWRC Section 19.125.040 (4) & (5)]. ■ Note that larger -scale commercial or multi -unit housing developments may see long-term savings from the use of on -site waste compaction equipment. Planning for this equipment may require larger enclosure dimensions, defined overhead clearances, consideration of power utility access, and drainage management. • Mixed -use developments may also benefit from on -site waste compaction equipment. Additional mixed -use development considerations include: o Designated chutes and/or internal facility maintenance areas or services for tenants, o Moving waste and recycling streams from interior units to collection areas, and o Access by business tenants and/or residents to exterior waste and recycling areas. 13-103449 Doc. I.D. 63960 Mr Parsaie Page 13 August 29, 2013 Help with many design parameters related to service access is available via the City's contracted solid waste services provider, Waste Management. Contact: John Davis — Senior Route Manager at 206-786- 4530 (cell). BUILDING DIVISION (Marty Gillis, 253-835-2620, marty.gillis@cityoffederalway.com) International Building Code (IBC), 2012 edition International Mechanical Code (IMC), 2012 edition Uniform Plumbing Code (UPC), 2012 edition International Fire Code (IFC), 2012 edition National Electric Code (NEC), 2009 edition ** 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-l's). Accessibility Code ICC/ANSI Al 17.1-2009 edition Washington State Energy Code 2012 *Current WAC State Amendments are effective 07/01/2013. Building Criteria Occupancy Classification: R-1/S-2 and potentially B, M, A-3 and S-1 occupancies needed to meet mixed use requirements of land use. Type of Construction: V-A or III -A over Type I or II Floor Area: Square footage designations will need to be determined per occupancy classification at the time of submittal. The proposed type of construction and locations of occupancies is proposed to be designed to meet Unlimited Building Area requirements. A review of the submittal will be needed after the mixed use elements are incorporated into the design. Number of Stories: 511 A complete building permit application and commercial checklist. (Additional copies of application and checklists may be obtained on our web site at: www.cityoffederalway.cQm.) ■ The site has no existing sewer service connection(s); therefore, water and sewer availability must be documented as part of the Building Permit application(s). Submit 6 sets of drawings and specifications. Specifications shall include: 3 Soils report 3 Structural calculations 2 Energy calculations. Note: Design and seal of a Washington State Registered architect or Engineer is required for buildings having 4,000 gross floor area or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW). 13-103449 Doc. I.D. 63960 Mr Parsaie Page 14 August 29, 2013 A wet stamp and signature is required on all sheets of plans and on the cover page of all calculations submitted. Energy code compliance worksheets are required to be completed and included with your permit application. 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 Currently the first building review comment letter can be expected within 7-8 weeks of submittal date. Plan review of revisions can be expected to be processed within 2-4 weeks of submission. Revised or resubmitted plans will need to be submitted matching the format, size, and number of copies as were originally submitted. Revised/resubmitted drawings shall indicate by means of clouding or written response, what changes have been made. Distribution and review routing will be provided by the Permit Center. Federal Way may require routing to an outside consultant for Structural review. Additional fees will be required in the event that the city utilizes third party review. The city has an expedited review process. Information is available at our front counter. Other Permits & Inspections Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and signs. Applications may be submitted separately in advance of construction. Please allow adequate processing time. 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. 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. 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 During the preapplication conference issues were identified. The following points may affect the Building Division and Fire Marshal's review: o Height of building(s); each calculated separately. The International Building Code and zoning code do not utilize the same method. The building code is believed to be the more restrictive document. 13-103449 Doc. I.D. 63960 Mr Parsaie Page 15 August 29, 2013 o Site reconfiguration was discussed as one method of utilizing current driveway cuts. This potential site reconfiguration has not been reviewed. Resulting issues could include fire department vehicle access, location on property related fire rated construction, and access to fire hydrants. o Area calculations type of construction and provisions for Type V over I construction will need to be documented and included in the submittal documents. o ANSI A117.1 parking provisions will be based on the total number of parking spaces required by code. o If parking studies provide allowances based on mass transit, accessible routes will need to be documented. o The current Washington State Energy Code will need to be met. o Roof top requirements have recently changed regarding International Fire Code regulations. 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 time of building permit plan review. LAEEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, BAsbury@lakehaven.com) Water ■ A Certificate of Water Availability (application form enclosed) issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 10 work days to issue for typical, 3 work days for accelerated, processing. Water system hydraulic information will be needed to determine available fire protection flows at the site; in addition to potentially being needed by the applicant's fire protection system designer. Applicant can request Lakehaven perform a separate hydraulic model analysis, or can request this analysis to be performed concurrent with an application for Availability. Current 2013 cost for a hydraulic model analysis is $180.00. Please contact Lakehaven for further detail. Accelerated Certificate of Availability processing is not available if a concurrent hydraulic model is also required. A Developer Extension Agreement will be required to construct new water distribution facilities for the proposed development (onsite hydrants, etc.). It appears cuts to existing asphalt pavement in Pacific Hwy South & 13th Place South, for connections to existing water mains in those ROW areas, will be necessary. Additional detail and/or design requirements can be obtained from Lakehaven by completing & submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a Developer Extension Agreement (application forms enclosed). Lakehaven continues to encourage owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, early in the pre-design/planning phase to avoid delays in overall project development. SEPA: Depending on the final approved design, new water main greater than 8-inch diameter may be required, and if so this construction should be identified in the SEPA checklist (e.g., "Potential for new main greater than 8" diameter exists") prepared and submitted for the proposed land use action. If main greater than 8-inch diameter is ultimately required and is not sufficiently addressed in the 13-103449 Doc. I.D 63960 Mr Parsaie Page 16 August 29, 2013 initial SEPA checklist and approval, a separate SEPA process may be required prior to authorizing construction of any new water system facilities. The site has no existing water service connections. A water service connection application submitted separately to Lakehaven is required for each new service connection to the water distribution system, or any modification to an existing water service connection (e.g., larger service, irrigation, abandonment of existing service(s), re -activation, etc.), in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Non - single -family properties require separate domestic (per building), irrigation (if irrigated landscaped areas are incorporated into the site development), and fire protection (if required or installed) water service connections & meters. ■ Separate water service connections shall be installed for mixed uses within structures that are incompatible for billing purposes (i.e., single-family residential &/or multi -family residential and/or non-residential). ■ Installation & satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to each domestic service meter is required pursuant to WAC 246-290-490 & Lakehaven standards. As a high health cross -connection hazard (building over 30-feet tall), a reduced pressure backflow assembly is required. Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, CZoepfla@Lakehayen.org, 253-946-5427) for additional information & BPA testing coordination. Installation & satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to each irrigation service meter is required pursuant to WAC 246-290-490 & Lakehaven standards. If roof -top irrigation is intended, (high health cross -connection hazard, building over 30-feet tall), a reduced pressure detector assembly is required. If only ground -level irrigation is intended, then either a double check valve assembly (DCVA) or a RPBA is required. Contact Lakehaven's Cross - Connection Control Program Manager (Chris Zoepfl, CZoepf1@1,akehaven.arg, 253-946-5427) for additional information & BPA testing coordination. Installation & satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to each fire -protection service meter is required pursuant to WAC 246-290-490 & Lakehaven standards. As a high health cross -connection hazard (building over 30-feet tall), a reduced pressure detector assembly is required. Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, CZoe fi akehaven.ora, 253-946-5427) for additional information & BPA testing coordination. The associated Developer Extension Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven, prior to activating any new domestic or irrigation water service connection(s). + Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees/charges/deposits (2013 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. 13-103449 Doc. I D. 639fi0 Mr Parsaie Page 17 August 29, 2013 o Water Meter Installations: $6,500.00+/- (2 — 3" domestic, 1 —1" commercial, 1 — 2" irrigation, 2 — fire protection). Final sizing TBD by Lakehaven. o Capital Facilities Charge(s)-Water, MFR Domestic Only, 226 MFR units: $499,214.58. Water system capacity credits are available for this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 2.80 Equivalent Residential Units (ERU). Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). Residential equivalency for Multi -family use is calculated as 0.67 ERU per unit. Residential equivalency for irrigation will be estimated based on anticipated water use (1.00 ERU = 255 gallons per day for water). Owner will be required to provide a reliable estimate of proposed irrigation water consumption for the property. Lakehaven's current 2013 water Capital Facilities Charges, subject to change without notice, are $3,359/ERU. Please contact Lakehaven for further domestic & irrigation details. o Charge -Payable -in -Lieu -of -Extension (CPILOE): $N/A. o Latecomer Charge: $N/A. o Service Agreement Charge(s): $N/A. o County Document Recording Fees: $N/A. o ROW Permit Fee (Agency): $N/A. o Other (describe): $None anticipated. Sewer The site has no existing sewer service connection(s). A separate Lakehaven sewer service connection permit is required for each new connection to the sanitary sewer system, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. In addition to all other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is typically required on the private building sewer line, for all new or modified non-residential connections. ■ Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection charges (2013 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees & charges are typically reviewed & adjusted (if necessary) annually, but are subject to change without notice. o Sewer Service Connection Permit Fees: $350.00 per building. o Capital Facilities Charge(s)-Sewer, MFR Only, 226 MFR units: $425,128.06. Sewer system capacity credits are available for this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property (ULID 28) for 11.16 Equivalent Residential Units (ERU). Residential equivalency for Multi -family use is calculated as 0.67 ERU per unit. Lakehaven's current 2013 sewer Capital Facilities Charges, subject to change without notice, are $3,031/ERU. Please contact Lakehaven for further detail. o Charge -Payable -in -Lieu -of -Extension (CPILOE): $N/A. o Latecomer Charge: $N/A. o Service Agreement Charge(s): $N/A. o County Document Recording Fees: $N/A. o ROW Permit Fee (City of Federal Way): $510.00. o Other (describe): $None anticipated. 13-103449 Doc. M 63960 Mr Parsaie Page 18 August 29, 2013 General All comments herein are valid for one (1) year and are based on the proposal(s) submitted and Lakehaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly. SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-946-7244, chris.ingham@southkingfire.org) The required fire flow for this project is 2875 gallons per minute for type III -A construction and 3625 gallons per minute for type V-A construction allowing a 50% reduction for fire sprinklers. A Certificate of Water Availability shall be provided indicating the fire flow available at the site. A hydraulic fire flow model shall be requested from the water district. This project will require 3 on -site fire hydrants for type III -A construction and 4 hydrants for type V-A construction. There is one existing hydrant on 13th Place that can be considered for this project. Fire hydrants shall be in service PRIOR to and during the time of construction. Fire apparatus access roads as shown can be approved. Designated fire lanes may be required for emergency access. This may be done during the plans check or after the facility is in operation. An automatic NFPA 13 fire sprinkler system shall be installed throughout the buildings. 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. A Class I standpipe system is required in buildings where the floor level of the highest story is located more than 30 feet above the lowest level of the fire department vehicle access. Buildings four or more stories in height shall be provided with not less than one standpipe for use during construction. Such standpipes shall be installed when the progress of construction is not more than 40 feet (12 192mm) in height above the lowest level of fire department access. Such standpipe shall be provided with fire department hose connections at accessible locations adjacent to usable stairs. Such standpipes shall be extended as construction progresses to within one floor of the highest point of construction having secured decking or flooring. Fire pumps may be required depending on the sprinkler design. Where elevators are provided in buildings four or more stories above grade plane, at least one elevator shall be provided for fire department emergency access to all floors. The elevator car shall be of such a size and arrangement to accommodate a 24-inch by 84-inch ambulance stretcher in the horizontal position. A Fire Alarm System is required. 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. 13-103449 Doc. I.D. 63960 Mr Parsaie Page 19 August 29, 2013 There is a residential underground oil tank that has not been decommissioned on the site and will require a permit. The landscaping on the roof shall comply with section 317 of the International Fire Code. 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 FWRC 19.40.070 (4). 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 FWRC 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, Becky Chapin, 253-835-2641. We look forward to working with you. Sincerely, Be"Cha Assistant Planner enc. Bulletin 001 `Process IIUIV Submittal Requirements' Bulletin 002 `Mailing Labels' Bulletin 003 `Master Land Use Application' Bulletin 022 `CPTED Checklist' Bulletin 042 `Parking Lot Design Criteria' Bulletin 050 `Environmental Checklist' Concurrency Application Lakehaven Enclosures c: Kevin Peterson, Engineering Plans Reviewer Erik Preston, Senior Traffic Engineer Marty Gillis, Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue 13-103449 Doc I.D. 63960 CITY OF FEDERAL WAY DEVELOPMENT REVIEW COMMITTEE (DRC) Preapplication Conference Sign -In Sheet Federal Way Family Housing 13-103449-00-PC, August 20, 2013 NAME WITH PHONE A 0 laa\(n- po- 253-$3�-Z6�1 25 3 - 83 L 2 13 25 Lf 6*! � L,! S Je6-n o c� �oko Cti'� im Oir " Ctiq i ✓ �?/1 eSi �I C'1G 253 35 26 2o& lJ r ��i - �_ 41 cl NAME WITH PHONE Rebecca Cha in From: John Parsaie <john@Morgan-Design.net> Sent: Friday, August 16, 2013 12:26 PM To: Rebecca Chapin Cc: 'Stephen Smith'; Bryan Park; Bryan Park (Bryan P@housing4seniors.com); Jean Morgan Subject: RE: 33301 Pacific Highway S - Storm Drainage Easement Becky, I exchanged email with our environmental and geotechnical engineers with Associated Earth Sciences, who incidentally had been retained by the City of Federal Way to provide professional services on an unrelated land owned by the City in the vicinity of our site. They advised us that they found some shallow ground water flowing north to south from centennial park and there is a culvertted drainage or perhaps stream and wetland south of S 336th and west of 13`h Place S. However nothing on our site. Please call me on my cell phone with any questions. Thanks. H. John Parsaie MORGAN DESIGN GROUP LLc 11207 Fremont Avenue N Seattle, WA 98133 Bus (206) 375-3397 Fax (866) 847-6420 Cell (425) 417-7656 lohn@morgan-design.net www. morgan-design. net From: John Parsaie Sent: Friday, August 16, 2013 11:21 AM To: Rebecca Chapin <Rebecca.Chapin@citvoffoderalway.com> (Rebecca.Chapin cityofPederalway.com) Cc: 'Stephen Smith'; Bryan Park; Bryan Park (BryanP@housing4seniors.com); Jean Morgan Subject: 33301 Pacific Highway S - Storm Drainage Easement Hi Becky, Pursuant to our phone conversations this morning, attached, please find a copy of the title report along with easement documents. I like to draw your attention to the page 5 of 19 of the document titled 'Underlying Permanent Exceptions'. Pages 5 and 6 of this Document are Drainage Easement with the Recording No. 8204290716, which grants a 20-foot wide easement to King County for drainage facility. H. John Parsaie MORGAN DESIGN GROUP LLc 11207 Fremont Avenue N Seattle, WA 98133 Bus (206) 375-3397 Fax (866) 847-6420 Cell (425) 417-7656 Dohn@?morgan-design.net www.mor an-desi n.net Rainier Title �,r rat King/Snohomish Direct: (888) 929-1999 � R i juer T itle King/Snohomish Fax: (206) 230-7779 or (425) 339-2491 100% Locally Owned and Operated Pierce Direct: (253) 671-1120 Pierce Fax: (253) 476-3700 Email: T_heTitleTeamgRainierTitle.eom 1501 4t' Avenue, Suite 300, Seattle, WA 98101 SCHEDULE A 1. Effective Date: May 20, 2013 at 8:00 A.M. 2. Policy or Policies to be issued: ALTA Standard Coverage Owner's Policy (06/2006) ST, Owners Standard Commercial Rate with Electronic Order Discount Proposed Insured: To Be Determined ALTA Extended Coverage Loan Policy (06/2006) ST, Lenders Extended Simultaneous Issue Rate (Commercial Purchase) Proposed Insured: To Be Determined Escrow Closer: Order Number: 653767 Amount: To Be Determined Premium: To Be Determined Sales Tax: To Be Determined Amount: To Be Determined Premium: To Be Determined Sales Tax: To Be Determined 3. The estate or interest in the land described or referred to in this commitment is: FEE SIMPLE 4. Title to the FEE SIMPLE estate or interest in the land is at the Effective Date vested in: Kee Won Lee and Myong Soo Lee, husband and wife 5. The land referred to in this Commitment is described in Exhibit A. Rainier Title, Agent for Stewart Title Guaranty Company By: Brenda McCoy, Unit Manager Page 1 EXHIBIT A The North 170 feet of the South 3/4 feet of the Southeast quarter of Section 17, Township 21 North, Range 4 East, W.M., in King County, Washington; Except Primary State Highway No. 1 (also known as SR 99 and Pacific Highway South); Except that portion thereof conveyed to the City of Federal Way for Pacific Highway South (SR 99) by deed recorded under Recording No. 20020823001866; And except that portion thereof lying Westerly of a line described as follows: Beginning at the Southeast corner of said Section 17; Thence along the East line of said Section, North 01'19'20" East 817.60 feet to the South line of said North 170 feet; Thence along the said South line, North 88°44'28" West 773.20 feet to a line 33 feet Easterly of and parallel with the Northerly extension of the monumented centerline of 13th Place South and the true point of beginning of this line; Thence North 01 °48'23" East 170.00 feet to the North line of said North 170 feet, from which the Southeasterly corner of Lot 2 of King County Short Plat No. 278131, recorded under Recording No. 7806080776, bears North 88044'28" West 3.00 feet and the terminus of this line description. Being also known as revised tax lot no 172104-9026, according to the City of Federal Way Boundary Line Adjustment No. 05-100135-00-SU, recorded under Recording No. 20050215900002. Situate in the County of King, State of Washington. End of Schedule A Page 2 SCHEDULE B PART I I. The following are the requirements to be complied with: A. Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. B. Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record. NOTE: Effective January 1, 1997, and pursuant to amendment of Washington state statutes relating to standardization of recorded documents, the following format and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. FORMAT: Margins to be 3" on top of first page, 1" on sides and bottom, 1" on top, sides and bottom of each succeeding page. Font size of 8 points or larger and paper size of no more than 8'/2" by 14". No attachments on pages such as stapled or taped notary seals, pressure seals must be smudged. INFORMATION WHICH MUST APPEAR ON THE FIRST PAGE: • Title or titles of document. If assignment or reconveyance, reference to auditor's file number or subject deed of trust. • Names of grantor(s) and grantee(s) with reference to additional names on following page(s), if any. • Abbreviated legal description (lot, block, plat name or section, township, range and quarter section for unplatted). • Assessor's tax parcel number(s). • Return address which may appear in the upper left hand 3" top margin. II. Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of the satisfaction of the Company: A. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records, or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this commitment. B. Any policy issued pursuant hereto will contain the Exclusions From Coverage and, under Schedule B, the standard exceptions as set forth and identified as to the type of policy on the attached Schedules of Exclusions and Exceptions. End of Schedule B Part I Page 3 Order Number: 653767 SCHEDULE B PART II General Exceptions: Schedule B Exceptions appearing in ALTA Owner's Policy (6/17106)—Standard Coverage and ALTA Loan Policy (6/17/06)—Standard Coverage: 1. Taxes or assessments which are not shown as existing liens by the public records. 2. (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (iii) water rights, claims or title to water; whether or not the matters described in (i), (ii), & (iii) are shown in the public records; (iv) Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. 3. Rights or claims of parties in possession not shown by the public records. 4. Easements, claims of easements or encumbrances which are not shown by the public records. 5. Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey and inspection of the premises and which are not shown by the public records. 6. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 7. Any service, installation, connection, maintenance, tap, capacity, construction or reimbursement charges for sewer, water, electricity or other utilities, or for garbage collection and disposal. 8. Any titles or rights asserted by anyone, including but not limited to persons, corporations, governments, or other entities, to tidelands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or gulf, or lands beyond the line of the harbor or bulkhead lines as established or changed by the Unites States Government, or riparian rights, if any. Schedule B Exceptions appearing in ALTA Owner's Policy (6117/06)—Extended Coverage: 1. Taxes or assessments which are not shown as existing liens by the public records. 2. (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance thereof, (iii) water rights, claims or title to water; whether or not the matters described in (i), (ii), & (iii) are shown in the public records; (iv) Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. 3. Any service, installation, connection, maintenance, tap, capacity, construction or reimbursement charges for sewer, water, electricity or other utilities, or for garbage collection and disposal. 4. Any titles or rights asserted by anyone, including but not limited to persons, corporations, governments, or other entities, to tidelands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or gulf, or lands beyond the line of the harbor or bulkhead lines as established or changed by the Unites States Government, or riparian rights, if any. Schedule B Exceptions appearing in ALTA Loan Policy (6/17/06) and ALTA Homeowner's Policy Of Title Insurance (02/03/10) No general exceptions appear in these policy forms. Page 4 SCHEDULE B PART II (continued) Special Exceptions: 1. Payment of real estate excise tax, if required, pursuant to the authority of RCW Chapter 82.45, and subsequent amendments thereto. The property described herein is situated within the boundaries of local taxing authority of City of Federal Way. As of the effective date herein, the real estate excise tax rate is 1.78%. 2. General taxes and charges: 1st half delinquent May 1, if not paid; 2nd half delinquent November 1, if not paid. Year: 2013 Amount billed: $20,332.59 Amount paid: $10,166.30 Amount unpaid: $10,166.29 Tax Account No.: 172104-9026-03 Levy code: 1205 Assessed value of land: $1,093,700.00 Assessed value of improvements: $-0- 3. Matters relating to the questions of survey, rights of parties in possession, and unrecorded lien rights for labor and material, if any, the disposition of which will be furnished by supplemental report. 4. The legal description in this commitment is based upon information provided with the application for title insurance and the public records as defined in the policy to issue. The parties to the forthcoming transaction must notify the title insurance company, prior to closing, if the description does not conform to their expectations. 5. To help you avoid delays at closing, we would like to make you aware of our final recording run times: Regular recordings: King County: 2:30 pm Pierce County: 2:45 pm Snohomish County: 1:30 pm Monday through Thursday, 1:00 pm Friday KING COUNTY recordings are processed out of our Seattle office at 1501 4th Avenue, Suite 300. SNOHOMISH COUNTY recordings are processed out of our Everett office at 2722 Colby Avenue, Suite 125. PIERCE COUNTY recordings are processed out of our University Place office at 3560 Bridgeport Way W., Suite 2E. E-recordings: King County: Non -excise only, 3:30 pm Pierce County: Non -excise only, 3:45 pm Snohomish County: 3:30 pm Monday through Thursday, 3:00 pm Friday NOTE: There is an additional $4.00 charge per document when E-Recording. When E- Recording documents requiring excise clearance (available in Snohomish County only), checks must be made payable to "Rainier Title". E-Recordings are processed out of our Everett office at 2722 Colby Avenue, Suite 125. Page 5 6. We find no pertinent matters of record against the name(s) of the vested owners. 7. We find no conveyances within the last 36 months. Title will be vested in parties yet to be disclosed. When title is vested, their title will be subject to matters of record against their names. 9. Easement and the terms and conditions thereof: Grantee: Lakehaven Sewer District Purpose: sewer mains, with necessary appurtenances Area affected: a portion of said premises Recorded: April 2, 1975 Recording No.: 7504020426 10. Easement and the terms and conditions thereof. Grantee: King County Purpose: drainage facility Area affected: a portion of said premises Recorded: April 29, 1982 Recording No.: 8204290716 11. Easement and the terms and conditions thereof: Grantee: Ford Leasing Development Company Purpose: conveyance of storm water in pipe Area affected: a portion of said premises Recorded: February 25, 2019 Recording No.: 8602250905 12. All covenants, conditions, restrictions, reservations, easements or other servitudes, if any, but omitting restrictions, if any, based upon race, color, creed or national origin, disclosed by the boundary line adjustment recorded under Recording No. 20050215900002. Rights or benefits, if any, which may be disclosed by the recorded document(s) above affecting land outside the boundary described in Schedule A. 13. Easement and the terms and conditions thereof: Grantee: Lakehaven Utility District Purpose: water facilities Area affected: a portion of said premises Recorded: May 4, 2011 Recording No.: 20110504001108 End of Schedule B Part II Page 6 Additional Notes: A. Abbreviated Legal Description: Ptn. SE 114, SE 1/4, Sec. 17, Twp. 21, Rng. 4 B. Property Address: VACANT LAND, Federal Way, WA 98003 C. Investigation should be made to determine if there are any service, installation, maintenance or construction charges for sewer, water, telephone, gas, electricity or garbage and refuse collection. D. In the event this transaction fails to close, a cancellation fee will be charged for services rendered in accordance with our rate schedule. E. Unless otherwise requested, the forms of policy to be issued in connection with this commitment will be ALTA 2006 policies, or in the case of standard lender's coverage, the CLTA Standard Coverage Policy — 2006. The Owner's policy will automatically include the Additional Coverage Endorsement, when applicable, at no additional charge. The Policy committed for or requested may be examined by inquiry at the office which issued the commitment. A specimen copy of the policy form(s) referred to in this commitment will be furnished promptly upon request. F. In the event that the commitment jacket is not attached hereto, all of the terms, conditions and provisions contained in said jacket are incorporated herein. The commitment jacket is available for inspection at any company office. G. The policy(s) of insurance may contain a clause permitting arbitration of claims at the request of either the insured or the company. Upon request, the company will provide a copy of this clause and the accompanying arbitration rules prior to the closing of the transaction. Page 7 Rainier Title 100% Locally Owned and Operated STG Privacy Notice 2 (Rev 01/26/09) Independent Agencies and Unaffiliated Escrow Agents WHAT DO/DOES THE RAINIER TITLE LLC AND STEWART TITLE GUARANTY COMPANY DO WITH YOUR PERSONAL INFORMATION? Federal and applicable state law and regulations give consumers the right to limit some but not all sharing. Federal and applicable state law regulations also require us to tell you how we collect, share, and protect your personal information. Please read this notice carefully to understand how we use your personal information. This privacy notice is distributed on behalf of Rainier Title LLC and Stewart title Guaranty Company and its affiliates (the Stewart Title Companies), pursuant to Title V of the Gramm -Leach -Bliley Act (GLBA). The types of personal information we collect and share depend on the product or service that you have sought through us. This information can include social security numbers and driver's license number. All financial companies, such as Rainier Title LLC and Stewart Title Guaranty Company, need to share customers' personal information to run their everyday business —to process transactions and maintain customer accounts. In the section below, we list the reasons that we can share customers' personal information; the reasons that we choose to share; and whether you can limit this sharing. Reasons we can share your personal information Do we share? Can you limit this sharing? For our everyday business purposes— to process your transactions and maintain your account. This may include running the business and managing customer accounts, such as processing transactions, mailing, Yes No and auditing services, and responding to court orders and legal investigations. For our marketing purposes— to offer our products and services to you. Yes No For joint marketing with other financial companies No We don't share For our affiliates' everyday business purposes— information about your transactions and experiences. Affiliates are companies related by Yes common ownership or control. They can be financial and nonfinancial No companies. For our affiliates' everyday business purposes— information about your creditworthiness. No We don't share For our affiliates to market to you Yes No For nonaffiliates to market to you. Nonaffiliates are companies not related by common ownership or control. They can be financial and No We don't share nonfinancial companies. j Page 8 We may disclose your personal information to our affiliates or to nonaffiliates as permitted by law. If you request a transaction with a nonaffiliate, such as a third party insurance company, we will disclose your personal information to that nonafFiliate. We do not control their subsequent use of information, and suggest you refer to their privacy notices. St,7aring praoties - — --_ - — - i How often do/does Rainier Title LLC I We must notify you about our sharing practices when you request a ' and Stewart Title Guaranty Company transaction. notify me about their practices? How do/does Rainier Title LLC and i To protect your personal information from unauthorized access and use, I Stewart Title Guaranty Company we use security measures that comply with federal and state law. These protect my personal information? measures include computer, file, and building safeguards. How do/does Rainier Title LLC and { Stewart Title Guaranty Company collect my personal information? What sharing can I limit? Contact Us We collect your personal information, for example, when you request insurance -related services • provide such information to us We also collect your personal information from others, such as the real estate agent or lender involved in your transaction, credit reporting agencies, affiliates or other companies. Although federal and state law give you the right to limit sharing (e.g., opt out) in certain instances, we do not share your personal information in those instances. �__.I If you have any questions about this privacy notice, please contact us at: Stewart Title 1 Guaranty Compaq, 1980 Post Oak Blvd.. Privacy Officer, Houston, Texas 77056 Page 9 -n errntie I00% Locally Owned and Operated Order No. 653767 9. �•�e. ]la cr�f - k $OS-100135-00—SII 20050215900002 " � N e 3-iJ.70 ■ j( LOT y 230401 � 2 ao40 ! 32 �ucWae0= E61020UM e3ssesl cl LOT 4 uses 5 9190 jNJ9S 102 =COMA B PARK e WIN a a� 2.75 AC 902E [ll as-11-50 N 30P.39 013 a E LOT 1 53U3 9P K08Pe77100 0030 ., 7710250= 2A0 AC 9047 a at—" 1M.11 [P.l) n » y a9 T N This sketch is provided without charge, for your information. It is not intended to show all matters related to the property including, but not limited to: area, dimensions, easements, encroachments or location of boundaries. It is not a part of, nor does it modify, the commitment/policy to which it is attached. The Company assumes NO LIABILITY for any matter related to this sketch. Reference should be made to an accurate survey for further information. Page 10 COMMITMENT FOR TITLE INSURANCE Issued By RainierTitle Stewart Title Guaranty Company ORIGINAL Form 1004-251 D (Rev. 06/2006) Page 11 Stewart Title Guaranty Company, herein called the Company, for a valuable consideration, commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the Requirements: all subject to the provisions of Schedules A and B and to the Conditions of this Commitment. This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A by the Company. All liability and obligation under this Commitment shall cease and terminate six months after the Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue the policy or policies is not the fault of the Company. The Company will provide a sample of the policy form upon request. This Commitment shall not be valid or binding until countersigned by a validating officer or authorized signatory. Stewart Title Guaranty Company NOTE: THE POLICY COMMITTED FOR MAY BE EXAMINED BY INQUIRY AT THE OFFICE OF RAINIER TITLE AND A SPECIMEN COPY OF THE POLICY FORM (OR FORMS) REFERRED TO IN THIS COMMITMENT WILL BE FURNISHED PROMPTLY UPON REQUEST. RAINIER TITLE IS AN ISSUING AGENT FOR Stewart Title Guaranty Company COMMITMENT CONDITIONS AND STIPULATIONS 1. The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument. If the proposed Insured has or acquired actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other manner, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred In reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B: or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment In no event . shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions and Conditions and Stipulations and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a report of the condition of title. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. Page 12 I,-) 5. The policy to be issued contains an arbitration clause. All Arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules at http:l/www.alt�. Page 13 SCHEDULE OF EXCLUSIONS FROM COVERAGE The matters listed below each policy form are expressly excluded from the coverage of that policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason thereof. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY (6/17/06) 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibition, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (III) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 11, 13, or 14); or (d) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doing -business laws of the state where the Land is situated. 5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and is based upon usury or any consumer credit protection or truth -in -lending law. 6. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction creating the lien of the Insured Mortgage, is (a) a fraudulent conveyance or fraudulent transfer, or (b) a preferential transfer for any reason not stated in Covered Risk 13(b) of this policy. 7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the Insured Mortgage in the Public Records. This Exclusion does not modify or limit the coverage provided under Covered Risk 11 (b). AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY (6117/06) 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10; or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is (b) a fraudulent conveyance or fraudulent transfer; or (c) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. AMERICAN LAND TITLE ASSOCIATION HOMEOWNER'S POLICY OF TITLE INSURANCE FOR A ONE -TO -FOUR FAMILY RESIDENCE (02/03/10) In addition to the Exceptions in Schedule B, You are not insured against loss, costs, attomeys' fees, and expenses resulting from: 1. Governmental police power, and the existence or violation of those portions of any law or government regulation concerning: a. building; b. zoning; c. land use; d. improvements on the Land; e. land division; and f. environmental protection. This Exclusion does not limit the coverage described in Covered Risk 8.a., 14, 15, 16, 18, 19, 20, 23 or 27. 2. The failure of Your existing structures, or any part of them, to be constructed in accordance with applicable building codes. This Exclusion does not limit the coverage described in Covered Risk 14 or 15. 3. The right to take the Land by condemning it. This Exclusion does not limit the coverage described in Covered Risk 17. 4. Risks: a. that are created, allowed, or agreed to by You, whether or not they are recorded in the Public Records; b. that are Known to You at the Policy Date, but not to Us, unless they are recorded in the Public Records at the Policy Date; c. that result in no loss to You; or d. that first occur after the Policy Date - this does not limit the coverage described in Covered Risk 7, 8.e., 25, 26, 27 or 28. 5. Failure to pay value for Your Title. 6. Lack of a right: a. to any land outside the area specifically described and referred to in paragraph 3 of Schedule A; and b. in streets, alleys, or waterways that touch the Land. This Exclusion does not limit the coverage described in Covered Risk 11 or 21 7. The transfer of the Title to You is invalid as a preferential transfer or as a fraudulent transfer or conveyance under federal bankruptcy, state insolvency, or similar creditors' rights laws. SCHEDULE B GENERAL EXCEPTIONS The matters listed below each policy form are expressly excepted from the coverage of that policy and that policy does not insure against loss or damage (and the Company will not pay costs, attomeys' fees or expenses) which arise by reason thereof. Page 14 SCHEDULE B EXCEPTIONS APPEARING IN ALTA OWNER'S POLICY —STANDARD COVERAGE AND ALTA LOAN POLICY — STANDARD COVERAGE 1. Taxes or assessments which are not shown as existing liens by the public records. 2. (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (iii) water rights, claims or title to water, whether or not the matters described in (i), (ii), & (fii) are shown in the public records; (iv) Indian tribal codes or regulations. Indian treaty or aboriginal rights, including easements or equitable servitudes. 3. Rights or claims of parties in possession not shown by the public records. 4. Easements, claims of easements or encumbrances which are not shown by the public records. 5. Encroachments, overlaps, botindary line disputes, or other matters which would be disclosed by an accurate survey and inspection of the premises and which are not shown by the public records. 6. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 7. Any service, installation, connection, maintenance, tap, capacity, construction or reimbursement charges for sewer, water, electricity or other utilities, or for garbage collection and disposal. 8. Any titles or rights asserted by anyone, including but not limited to persons, corporations, governments, or other entities, to tidelands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or gulf, or lands beyond the line of the harbor or bulkhead lines as established or changed by the Unites States Government, or riparian rights, if any. SCHEDULE B EXCEPTIONS APPEARING IN ALTA OWNER'S POLICY — EXTENDED COVERAGE 1. Taxes or assessments which are not shown as existing liens by the public records. 2. (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (iii) water rights, claims or title to water. whether or not the matters described in (i), (ii), & (ill) are shown in the public records; (iv) Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. 3. Any service, inslallation, connection, maintenance, tap, capacity, construction or reimbursement charges for sewer, water, electricity or other utilities, or for garbage collection and disposal. 4. Any titles or rights asserted by anyone, including but not Iimited to persons, corporations, governments, or other entities, to tidelands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or gulf, or lands beyond the line of the harbor or bulkhead lines as established or changed by the Unites States Government, or riparian rights, if any. SCHEDULE B EXCEPTIONS APPEARING IN ALTA LOAN POLICY (6/17M) and ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE (02/03110) No general exceptions appear in these policy forms. Page 15 Allen W. Mull 33301 Pacific Huy. S. Federal Way, W-k. 93002 E A S E M E N T 1--15 AGREEMENT r_ade this day of March_ _ 19 75 , b.. an:_' batwzen the U ERAVF.. SE! -;ER DISTRICT, a municipal corporation of wing ('_•,r.ty, Washington, herelvafcer termed "Grante-t", and ALLEN W. MULL harzinafcer termad "Grantor". �7 r' 7hac the said Grantor for valuable cocsidaration does by these presents granr Un_o the Grantee a perpetual right-of-way or easement for saner maims %-,irh =hc necessary appurtenances through, over, and across the following p_.^.perc: , described as follows: The ::orth 170 feet of the South three quarter .: the Southeast quarter of the c:n-beast quarter of Section 17, To.mship 21 Piorth, Range 4 cast, [:.''., King Washington, less State Highway. _id easement shall be a 10 foot snide strip of land being 5 feet on either r.i•0e a? the following described centerline: Cuznencing at tht Soi:theaSt corner of said Section 17; thence North 89'42'45" ¢;est 776,RO fw;st Eilong the South line of said Section; thence -North 00°21'01" Fast parallel 0 th the East line of said Section 17, 817.78 feet to the South property line of said parcel and the true point of beginning; thence continu- -:g Yorth'00'21'01" East 10 feet' to the terminus of this centerline description. Together with a 40 foot wide temporary construction easement lying within the above described parcel, said strip being 20.00 feet on each side of the above rescribed centerline. Said temporary construction easement shall rein in force, during construction and until the sewers and appurtenances are accepted for r.aintenance and operation by the LAY.EKkVEM SEWER DISTRICT. Easement No. 471-28-3 W� Said Grantea shr.11 hire the right without prior institution of any $'QIL or pr.zccF3img at law, at such Cl!nes as nay be necessary, to enter upon[ sai(I ea:,eaent for the purpose of caastructin;, naintaining, repairing, alt^ri o or rocu.:Ltructir_g said serer rain, or waking zzy connections therewith, n'rithaut ircurrine any legal obligation or lia3zlicy therefore; provided chat such sh:Lli be accoxprishad in a rarnar that existir�g private improvanants shall no: be disturbed or destroyed, or in the event that they are distrubed or doacroyed, they will be replaced in as good a conditioa as they were ir_med- _ately before the property was entered upon by the Grantee, The Grantor shall. retain the right to use the surface of said easement R' it such use does not interfere with installation or r:aintenance of the sewer �) rr._n. However, the Grantor shall not erect buildings or structures on the iv easement. This easerec. shall be a covenant running with the land and shall be birdi/o on the successors, heirs, and assigns of both of the parties hereto. and a and ST_ATZ O= ',:3SHI:',GTO` ) ) 55 COU:;1Y O KII-.G ) I, the unc.ersigned, a notary public in and for the State of Washina=o-, hereby certify that on this Z7th day of March •- 19 75' personally- appeared ba`ore ae Alien W. Mull and Helen E. Mull ; and to _e known to be the individual (s) described in and who executed the foregoing i-:ttu.egt, and acknowledged that they _signed and sealed the same as their tree and vol:unta=; act and deed for the uses ar,3 purpgges ^• the-reir. described. ?rotary Public n ar_d for the 5t to c� f4. 0. m: j' Washington, residing -t Federal War.B r f:. -41 4 iiti Wi a :y molce- .Ef ■ r .u_ -tip : yY - \ _^ vo- A. FIA at . �;'�f•�/'lr�..'�,:;: i '.-. r�"3��: - -. ��r•:ff � ram-::^ �� tip.: .:�•::n::•'� �"• ._ -- ;,€_ J, J• , .- \ - - _' i . �`?��--��.i . • }7€' (ate:• i � . • _ ... .... _ -? ��:. ,•'•� µ .!.: t•-•__ Yr,_ :tie,.'. .fir rJ •:r, '�r :w 46 .. �.. i �:,;.r, H.F�: - ..,_�- _ y - _ S - - - tin• ..•��'�' S"•�' - r .a. TN �•�\' _ �.. _ Yam- - -f ; .•.i �� .4 0"Z"29 W788 ]UlS INDHNHIR1= r.•adc this_7th_ tl:ry of April 19 82 , bcTwe,n Allen W, and Helen E. Mull T _ licft•iirifl-er ialte3 'flie i.r ?�153k; :rd king Cain ty,'1:`u� tr�ing;vn, a I,o]�LiCaI si7i�3ii+lion of the State of 14u=..hinggton, he-reinafl+•r r;,lled the GRi%1rH. 1V 1'j'NESSD1 i s Tirat the said (7AVMR, far and in con ideration of the sum of One Ibl13r in hand paid by the GR 6TrP.T:, uld other rnluahle cc;:;idernticn, receipt thereof is horeby 3ciclualcdhvd, do by these pra��nts grant, bargain, s0l, convey and confirm mate the said CRkN7tE, its successors and assigns, a right of way easonent for a drainage facility rarer, through, across and iuirler the property hereinafter elcscriUe , s�ru�tr isi King Cctsity, lfaSbirtton, being snore particularly desc+ shed as lolloi:•s: That portion of Tract X lying 10 feet on each side of the following described line: Commencing at the Southwest corner of Section 16, Township 21 North, Range 4 East, W.M., in King County, Washington; thence Easterly along the South line of said Section 16, a distance of 11.20 feet. to a point on the centerline of S.R. 99 (aka Pacific Highway South), said point being known as Station 374+69.11 on Sheet 9 of 41 sheets as shown on a set of Washington State Department of Transportation, Olympia, Washington Plans, approved November 23, 1981, entitled S.R. 99 (South 333rd Street to South 312th Street)Reconstruction, King County; thence North 1 WOO East along the centerline of said S.R. 99, a distance of 929.11 feet, to Station 365+•40.00; thence North 8803312011 Wast 5O feet to the Nesterly margin of said S.R. 99 and the true point of begionning of the above foresaid easement; thence continuipg North 88 33'20" West 10 feet; thence South 5126'40" West 190 feet more or less to the South property line of the above described property and the terminus of this easement. 'TRACT X i r North 170 feet of the South 3/4 of the Southeast 1/4 of the Southeast 1/4 of f Section 17, Township 21 North, Range 4 East, W.M., in King County, Washington, LESS that portion for State Highway. 4 �u 1% EXCISE TAX NOT REQUIRED King Co. Records Division M Chip 'FTcu BY f —+ Deputy Said (R4RTfLL, its successors grid assigns, shall have thr- 1rt at such time as may be necessary, to enter upon said property for the I,• -nose Fairing said drainage facility i IN 11'IT1\T--SS 14LERFOF said iRkgv)R has heretvto set his hand and seal the day � I' and year first above written. Z11 ,jl firco: �� `11 /J 1 4 `• SFATF OF 1`�.S111NGIU=V )ss WtN•IY OF KING ) _ t"n�r� !f On- this da �ersonII 1 3 cased before me j e'�:v•i y y p� -t I U f to me 1'�c¢ to c i Yr in tdid w D execute t e \,1tVd—najid foregoing ins-, rumenr, -cknowl that they signed the same as their free and voltmtaty act and dee , for the r• . an3 urposas therein mentioned. r' �i iucn rntdcr r:q• hand uid official seal this day _ 37CI a L in an a e state .' 3._ A thing n, residing a a- y EASENlENT W/-np-- Ia/{ THIS aGREEKNT laadd this 31s day of August _ �I9y4 , between MEN W.MULL and s8L8N S. N+fML, his wife hereinafter Called the GRAIL H and vnita f.FAslHp UEve1.0FsMT C± AN2 hereinafter called the GRANTEE, ratiN I T NE$SEYH: That the said GRANTOR, fur and in consinohandapaid 6yn of etha�said one Dollar (91.OD) to t CRAHTEE, and other vn�a a cams eras an, receipt whoreof is hereby acknolrledged, do by -the" presents grant, bargain, sails Convey and eonfim unto -TN& said GRANTEE, its heirs and assigns, a right - Of -way *as "eat for 01,1ar p P , over; through, across and tinD property asc arc na ter ribed, situatod in KING COUN liashington, being more partx[u tY y QSCYx a ai C ow3: The North 170.00 feet of ,tie South three-qusrters of the Southeast quarter of the southeast quarter of Sectfcll 17. Township 21 North. Range 4 East, W.N., King County. Washington; LESS State Highway. Said easement being sore particularly described as follows: tomanencing at tha southeast corner of Tract a%" of King County Short Plt278131, recorded undar Auditor file No. 7806000776, retards of icing County, Washington; thence westerly S0.00 feet along the South line of said tract to the Poir+t• of Beginning of the centerline of this Basement; Thence South 170.00 feet more or less to the north boundary of 13th Place South, as Shown iR the Plat of Secoma Business Park, as recordeo in Vniume 113. pages 37-40. records of King County, Washington, 6,1d the teralnus of thls centerline description. Said easement %hail be 10.00 feet in width, lying 6.00 feet on each side of the above-describad centerline. ' Said easement shell be maintained by the Grantee and shall remain in effect until public street improeameats for i3ch Place South are constructed, at Which time storm waterr shall be divarted into the :term drainage system for 13th Place South and this easement shall become void. PROVIDED, Grantor shall have the right to enter 'and use the pipe installed for the benefit of Grantor's land, all in accordance with King County requirements. IN WITNESS WHEREOP said 'MNTOR have hereunto set their hand s and saelss-the day and year first above written. F:"::..... . 1 116 STATE �F WASHINGTON _ caRs�� 6. bo i«o9os e C—ntY el KING - ba i6i, st _ ___day a' a„^"�� A. D. 19 B4 b•lora me, the undanisned, o Neu Puhl:e in aad for the 51e1a or- S91l5HINGT011 duly eomminiueed and e*rorn persansiiy appose ALLEN ij. muLL and HELEN- E. te. mtkaown v ba t}ry individv} s daserl6ad to aad w1,v 114reu1•d the faraaeiae tn► mmmk and aAnawl ads ad to +het r kaK4Caea and tined she said Inarrvinant •a Jrea}nJ .alua:.ryaetAnd tited for the uaeaand purpo thastIn mrntivnad. ,• : f •, WS•MM my bead and � t!!L *�k to eiiiar] the day sod ar 3n rT,ia c.rr' cats 6 wreilM mew Y.414 to ..4 1., rA. Simi. H (.\.a.•vbJrw.-rp it i. AJutl. Y�•.hl.p•n TNT. lewr•e•. C•.•iroY. F�nw43a1 to f 7 § Z . • , : ( - i$� a 2 .. � / p : f AA��� . �. . \ , . • � . Z� �-� � � , � .� _ � � .� _ _ _ _` _ _ ... , . . ..� � .} . - . , | C, § - • �� , .{} }� &7. ppppp . � �! ■ cr . 'i | _ . /\�` & • , . ©z � i� �ai?d/•�pn .� � f Fa: n ' Qj " • J om gp Q Ad < q'if i v P a 41 yll , 1 1 :2� pop" o S e r o W �x 's N a `a w o F nl W �B L� e Q 4 O ig . v_«._ w U o > z� 88 m xY 2 au a as a- m Ln a .n . � . •� � 3 .S l.10VP- 'R-ti r H1fIP6 r� r�i_ N m � o NI$ tz o� J °'"i 3.. -dal IL `,Q,"a ixD N AL ZO� � C .Elo 3 yS.l Hif pq _ R $ R tl '^ .t� �� •:?F •.i' '? a'%{'i 84T99Z 3• .t •f .s N 6 Q W W of LU y ] e hfil 3� -, ?�}•• C� rx �.:.W.:-•- �.'��, o Oro _ yY� Q as s a r !=� 8 .. Q 8 F E V CL X J Igo 'A t4 o ` ° °J� a tI3 ;aa3�� H Z 4 W LL b g v V) LLJ O O'- Eq Iy{III }y{ d# zE r- °•�I %- �� ! p� S 4zp` 41 tub $ y� ID �Y � w�yy �y�y T ":. ¢TT� •'Sp �q�y�� Z^ r y��j��c N� �y`: X. rp -eQ Co . XO :•... S t� 13 [� 1. G59_ `•` q 527 y� :tivd&. 9`� .� uW yn4 ��c3 i= w F4C " � $',,�•i-��:�a�rc���jj��,,{�r��"'` gpM1 �F� y��np •Zp�y y� A 2Q q'2,- O 21 Jae MO. Y �x Tt on. zg „g � �p�g •" _ N •i }z �x o �a��s�e to In do w dry] x J g r'. ' f d C = m U 0 z (D z 0 of 0 Z z m LU z _J Ck o LLJ LL < ,A8 642 m LLI Er aOSkVMHE)IH 01=11OVd G "? ars at sot 3inn I , - Its., V) 0 !2 < +1 eA N %V x hi CL 4 349.71.10 N _ ---------- Y. Lp LOQa Ll C a �1 OL m s oo� £ JC Z LESH 3 di g to m pm JN r z_on of {S xai, ci kj a 1 rr �a Ull�� a - CC oGi`-a5L" ~ Q u7 �y p s-❑ ij 3lI f: ��~r a. �l=i7 S $ A.'Czr d a � y =1 ,°3 ❑ N3F c a ^I m Q j + - .e�sss 3 ems. �k 4a N oo'oc l f • 3 Z >. !!j �1 ! --_ .�- _" ..�-• 1 3 SZAVA0'N -ld H_LEi, m x d d K t� II N ! ,r yyo �+ o a zIFC CD I1'r! W�mGo '"cam"Ar"' •-- i �,. 1 `\. � — i� � LL m ,•i i �� 3.. q �� E a p I+ u I+ 3 u Z Qj 3 I •U cm ---.sl sllj I _ .,,�`•�.¢ ���Y �! ' l is is r w .LI{'SSP 3 .99.l l.l0 N,:� P' 1} I f� *':�• � Mgr / ma p... c.,.. F., Z m `` J N �Q � r• � o�o 1 m Ill r cu,a 'n fa u>- h, d u AtlM 30 1H914 _ A■ Lu w - W 2 tY'•- t - 1 �U �p (7 �p��! o L- - v) F J �� E ":W r Y:. H rJ 1f10S 3OV-1d HILL o s m Z 3N'12131N3J _ Branch :LYK,User :LK]5 Order: 653767 Title Officer: TT Comment: Station ]d :JHEC 20110504001108.001 Return Address: Lakehaven Utility District Development Services P. 0. Box 4249 Federal Way, WA 98063-4249 EXCISE TAX NOT REQUIRED liCirtg a. Records By P"ty AllcN � I 2 1105Kq 0400118 PAGE-0"t OF M KING4Cp 7Ylit 3UR COVER SHEET Document Title: Easement for Water Facilities (FWPS Service Center) Reference Number(s): Grantor(s): Lee, Kee Won & Myoung Soo Grantee(s): Lakehaven Utility District Legal Description: Ptn FWBLA #05-100135-00-SU, KCAF #20050215900002 Additional le al descri tions are in Exhibits "A" & "B" of document. Assessor's Property Tax Parcel/Account Number: 172104-9026 DISTRICT USE ONLY BELOW THIS LINE Account Number: Project Number: 2273.000.000 6309008 Fund: (cir Amount: ATER SEWER / JOINT $69.00 KING,WA Page 1 of 8 Printed on 5/17/2013 10:22:13 AM Document: EAS 2011.0504001 108 Branch :LYK,User :LK15 Order: 653767 Title Officer: TT Comme Station Id :JHEG 20110504001108.002 EASEMENT FOR WATER FACILITIES THIS AGREEMENT by and between Lakehaven Utility District, a municipal corporation of Icing County, Washington, its successors, agents, designees or assigns, hereinafter termed "Grantee" and Lee K W n , its successors, agents, designees or assigns, hereinafter termed "Grantor". WITNESSETH., That Grantor, for and in consideration of One Dollar ($1.00) or other valuable consideration, the receipt of which is hereby acknowledged, hereby conveys to the Grantee: A perpetual, non-exclusive easement and right-of-way, hereinafter termed "easement," for water facilities of the Grantee, and all appurtenances related thereto, hereinafter termed "Grantee's facilities," through, over and across the real property described in Exhibit "A," attached hereto and incorporated herein by reference. The location of said easement shall be as described in Exhibit "B," and as depicted in Exhibit "C," both of which are attached hereto and incorporated herein by reference. The Grantor and Grantee hereby covenant and agree to the following terms, provisions and conditions: Grantee shall have the right at such time as Grantee deems necessary, without prior institution of any suit or proceeding at law and without prior notice to Grantor, to install, repair, reconstruct, operate and/or maintain Grantee's facilities within said easement, and to enter upon said real property described in Exhibit "A" for the purposes described herein, without incurring any legal obligation or liability therefore, provided that such shall be accomplished in such manner that existing private improvements shall not be disturbed or destroyed, except as provided hereunder. Grantor hereby agrees that no building, wall, fence, rockery, tree or structure of any kind shall be erected or planted, and no fill material shall be placed, within said easement. Grantor further agrees that no excavation shall be made within three feet (3') of Grantee's facilities and that the level of the ground surface within said easement shall be maintained at the elevation existing at the time said facilities were installed, except for temporary disturbances not affecting Grantee's facilities. Grantor hereby agrees that no water system facility or appurtenance of any kind shall be constructed or located by Grantor, or any third party acting under authority of Grantor, within or proximate to said easement, unless such installation is approved by Grantee and is in conformance with the then -current edition of the "Criteria for Sewage Works Design" published by the Washington State Department of Ecology. Grantor hereby further agrees that no other utility facility or appurtenance of any kind, including utility service connections, shall be constructed or located by Grantor, or any third party acting under authority of Grantor, within three feet (Y), measured horizontally for parallel alignments, or within six inches (6"), measured vertically for crossing or perpendicular alignments, of any portion of the Grantee's facilities. FWPS Service Center Agr/Prof #6309008 Easement No(s). )-10 1031 1275 Form Rev. 12/21/10 KING,WA Page 2 of 8 Printed on 5/17/2013 10:22:14 AM Document: EAS 201 1.0504001108 Branch :LYK,User :LK15 Order: 653767 Title Officer: TT Comment: Station Id :JHEC 20110504001108.003 Grantor hereby grants to the Grantee the use of such additional area immediately adjacent to said easement as shall be reasonably required for installation, repair, reconstruction, operation and/or maintenance of Grantee's facilities within said easement. Grantor hereby agrees to not in any way block, restrict or impede access to or from, or full use of, said easement by Grantee; or convey to a third party any easement, or other interest or right of use of said real property subject to such easement, that would impair or limit the easement rights granted herein. Grantor hereby agrees that in the event of any such encroachment, as set forth herein, upon said easement and/or Grantee's facilities, the Grantee shall have the right to require removal of such encroachment, and same shall be accomplished within a reasonable period of time by and at Grantor's expense. Failure of Grantee to so exercise its right to require removal of any such encroachment shall neither constitute waiver of this right, nor preclude other remedies available to the Grantee. The Grantee agrees that any existing improvements on said real property that neither encroach upon, nor conflict with, the rights conveyed to Grantee as set forth herein, that may be disturbed -or destroyed by Grantee's facilities, or Grantee's activities related to such facilities, will be replaced, repaired, or otherwise restored as reasonably practicable, to the pre -event condition by and at Grantee's expense. This Agreement and each of the terms, provisions, conditions and covenants herein shall be binding upon and apply to the benefit of the parties hereto and their respective successors, agents, designees, or assigns. FWPS Service Center Agr/Prof #6309008 Easement No(s). 1-10 1031 1276 Form Rev.12/21/10 KING,WA Page 3 of 8 Printed on 5/17/2013 10:22:15 AM Document: EAS 201 1.0504001108 Branch :LYK,User :LK15 Order: 653767 Title Officer: TT Comme„ . Station Id :JHEQ 20110504001108.004 DATED this day of _ �I�� 1 "'�;Lo BY�iri�G Lt%O/V STATE OF. SS: County of I certify that I know or have satisfactory evidence that Lee Kee Wen signed this instrument and acknowledged it to be /,` 77- free and voluntary act for the uses and purposes mentioned in the instrument. DATED: Y/ -7 !! [ LSIA ahlingtou CNUNKE N IXPIRES 2014 For recording in the State of Washington, the Notarial Seal must be fully legible and cannot intrude into document margins. Please affix seal in the space provided. FWPS Service Center Agr/Proj *6309008 Form Rev. 12/21/10 ] i ] Title ] My appointment expires -4 62vv ] ] ] Easement No(s). )-19 1031 1276 K1NG,WA Page 4 of 8 Printed on 5/17/2013 10:22:15 AM Document: EAS 2011.0504001108 Branch :LYK,User :LK15 Order: 653767 Title Officer: TT Comment: Station Id :JHEC 2011050400110& 005 DATED this _ day of -A I � , aD l By 1 STATEOF W�SNfIJ ) ty rk r1 C� Coun of ss: I certify that I know or have satisfactqry evidence that M ounu Soo %..age. signed this instrument and acknowledged it to be nQ� free and voluntary act for the uses and purposes mentioned iQ the instrument. DATED: [ ] [ ] [ Notary Public ] [ State of Washington ] [ ROBIN L GILLMAN ] [ MY COMMISSION EXPIRES ] [ Novembor09.2014 ] For recording in the State of Washington, the Notarial Seal must be fully legible and cannot intrude into document margins. Please affix seal in the space provided. FWPS Service Center Agr/Proj #6309008 Form Rev.12/21/10 KING, WA Document: EAS 2011.0504001108 Notary Public Title My appointment expires Easement No(s). J-10 _ 1031 1276 Page 5 of 8 Printed on 5/17/2013 10:22:16 AM Branch :LYK,User :LK15 Order: 653767 Title Officer: TT Commel.-. I Station Id :JHEO 20110504001109.006 �L. 61.l.a-LLt6_LKJ_1.M.LL II 0 e"I I V 1 Federal Way School District Job No. 246-012-00&0011 January 3, 2011 EXHIBIT A LEGAL DESCRIPTION OF AFFECTED PROPERTY TAX PARCEL NO. 1721 D49026 The North 170 feet of the South 314 of the Southeast 1/4 of Section 17, Township 21 Nortfi, Range 4 East, W.M.; EXCEPT primary State Highway No.1 (also known as SR 99 and Pacific Highway South% EXCEPT that portion thereof conveyed to the City of Federal Way for Pacific Highway South 1SR 99) by deed recorded under Recording No. 2002DO23001866; AND EXCEPT that portion thereof lying westerly of a line described as: BEGINNING at the Southeast comer of said Section 17; TI-IENCE along the east line of said section, N 01 `19'20" E. 817.60 feet to tha south line of said North 170 feet; THENCE along the said south line, N 88'442W W. 773.20 feel to a line 33 feet easterly of and parallel with the northerly extension of fhe n'tonumented ceniedine of I r Place South AND the TRUE POINT OF BEGINNING of MIS line. THENCE N 01'48n' E.170.00 feet to the north line of said North 170 feet from which the southeasterly comer of Lot 2 of King County Short Plat No. 278131 as recorded under Recording No. 7806080775, bears N 88'44'28' W. 3.00 feet AND the terminus of this line description; (Being also known as Revised Tax Lot No. 172104.9W-6, according to City of Federal Way Boundary tine Adjustment No. 05-1001354MU as recorded under Recording No. 20050215900002} Situate In the City of Federal Way, County of King. Slate of Washington. ffW (•.IW. W.OIWOI.. r „+i, IN OUWaSC wQ 4RI. n. t. rl lnrel!WM hI.W )H ))11w OM„Wq Oi, Ol.l I ._ •~ o, .. ..wn i.M•.I r., Wl HIW [lo•l.W 114 1l:LI IIIr..4rr Wa P.M f.$Cw al.w.lrl Wi .0 )•r.•ro)1.1 M�)))Id ha MW.atIHH I.W ••r. N1.1O.SC1l.IW .r.. .i).)IL]le.4u 4.. {{4 ..-••.r ..l ... a).Y 1144. .il art..n. .• lH.1,}.)!1)4. FWPS Service Center Agr/Proj #6309008 Form Rev. 12/21/10 KING,WA Document: EAS 201 1.0504001 108 Easement No(s). 1-10 1031 1276 Page 6 of 8 Printed on 5/17/2013 10:22:17 AM Branch :LYK,User :LK15 Order: 653767 Title Officer: TT Comment: Station Id :JHEC Federal Way School District Job No. 246-012-008-0011 January 3, 2011 EXHIBIT B LEGAL DESCRIPTION FOR WATER EASEMENT That portion of Revised Tax Lot No.172104-9026 according to City of Federal Way Boundary Line Adjustment No. 05-100135.00-SU as recorded under Recording No. 200502159000OZ situate in the southeast quarter of Section 17, Township 21 North, Range 4 East, W.M, City of Federal Way, King County, Washington, being more particularly, described as follows: BEGINNING at the southwesterly comer of said lot; THENCE along the westerly line thereof, N 01'48'23' E� 15.68 feet; THENCE S 43'51'43' E. I IA9 feet; THENCE S 01'08'17' W, 7.57 feet to the southerly line of said lot; THENCE along said southerly line. N 88'44'29' W, 8.31 to the POINT OF BEGINNING. Containing 95 square feet, more or less. See attached Exhibit C. Written by, CAF. 00 + Checked by: D.LR +✓v I1nsmBlenprle;l Jotx17,,46112V0041tlocumoniVopa4M�tm cacmaM ofte at xc oil2920 _ Ad 10-6-1201/ FWPS Service Center Agr/Proj #6309008 Easement No(s). , j-JQ 1031 1276 Form Rev. 12/21/10 20110504001108 007 K1NG,WA Page 7 of 8 Printed on 5/17/2013 10:22:17 AM Document: EAS 2011.0504001108 Branch :LYK,User :LK15 Order: 653767 Title Officer: TT Commel,, Station Id :JHEO n 0 is i EXHIBIT C a TO ACCOMPANY LEGAL DESCRIPTION FOR WATER EASEMENT A PORTION OF SECTION 17, T. 21 N.. R. 4 E., W.M., CITY OF FEDERAL WAY, KING COUNTY, WASHINGTON SCALE: 1'- 150' LOT 1 W-1— — w LOT 2 CITY OF FEDERAL WAY BOUNDARY LINE ADJUSTMENT NO. 10-101555-00—SU RECORDING NO, 2D100604900007 D ETA I L SCALE: 1 "=20' 1 � PROPOSED WATERLINE PROPOSED 65' RIGHT OF WAY LEE KEE WON do AWYONG SOO FWLLA 05-100135-00—SU TAX PARCEL NO. 1721D49D26 PROPOSED WATER EASU/ENT (SEE DETAIL) "� I � WATERLINE 246\ 12\004\EXHIBITS\SR-14.DWG EM101 8. SA7e1 fh, i 1 I d l J00 NO. 245-012-008 swavoC SLA&210 FwSrrN Way, WA A&000 DRAWING NAME SR-14 wrw.eamcivil.cam brr4-".�-i.�. DATE DRAWN 2011-01-03 KLL/CAF VW �.0„•••1•v w—,..s �'r+^M SHEET 1 OF 1 � FW PS Service Center Agr/Prof #6309000 Easement No(s). J-] _ IO31 127b Form Rev. 12/21/10 20110504001109.008 KING,WA Page 8 of 8 Printed on 5/17/2013 10:22:18 AM Document: EAS 2011.0504001108 tn cm�. CA cl. lf:l Cc - CD CA C71 CA CA OD CY) — (1) CU Cf) Ae C13 Cf) sm S A 3!.qlOVd 0 Me Ol LU MORGAN DESIGN 11207 Fremont Ave N Seattle, WA 98133 Tel: 206 375-3397 GROUP LLC Fax: 866 847-6420 RECEIVED www.morgan-design.net X U 5 2013 August 2, 201 3 CM OF FEDERAL WAY CDs City of Federal Way Department of Community Development 5ervlce5 33325 — Gt" Avenue South Federal Way, WA 98OG3 RE: Federal Way Family Housing 33301 Pacific Highway South - Federal Way, WA (Parcel # 172 104902G) Pre -application Conference 5ubmittal Contents I . Project Narrative 2. Zoning Analysis 3. 5pecific Pre -Application Questions 4. Master Land Use Application (Attached) 5. Pre -application Conference Form (Attached) G. Preliminary Plans (Attached) Project Narrative The subJ(5ct property 15 approximately 2.79 acres ( 12 1 ,G84 s.f.). The site 15 situated along west slde of Pacific Highway South and east of 1 3t" Place South, Just south of 5. 332nd Street. Currently, there are 3 structures onslte, namely a house, carport, and a shed. The site address is 33301 Pacific Highway South. There 15 an existing 20' storm drainage easement along east property line running diagonally to the south property line. The applicant intends to relocate the storm drainage pipe and the associated easement, at Its own expense, to run parallel with the east and south property lines as shown on the attached site plan. The proposed project is a housing community for famines with various income levels, comprlsing of approximately 22G residential units in two separate "C"-shaped buildings. Both buildings will consist of two stories of Type IA Construction containing parking faciilties and residential amenities, below 5 stories of type VA construction containing only residentlal units incidental uses. 51te access Is afforded via an internal driveway along SE Architectural Design • Building Envelope Consulting corner of the Site on Pacific Highway which continues through the site and connects to 1 3t" Place 5 at the NW corner of the Bite. There will be another parking access to the basement level of the west building off 1 3t" Place South while the other parking levels in both buildings will be accessed off the internal driveway through the Bite. Residential lobby entrance for the east building 15 provided along Pacific HICJhway, while the entrance for the west building 15 provided along 1 3t" Place 5. Additionally, Bide entrances have been provided off internal driveway. A total of 195 parking 5ta115 are proposed for this project. A parking study will be Submitted as part of the official MLUP to support the reduced parking requirements. Amenities provided are indoor and outdoor recreation and activity rooms for the use and enjoyment of the residents and their respective guests in each building, including rooftop decks and pea -patches. 2. Zoning Analy5i5 The entire site 15 currently zoned Community Business (BC). Pursuant to 5ection 19.220.050, multifamily housing 15 allowed outright with Process II or p0551bly Process III review. Required setbacks have been met a5 we have set the building back more than 20 feet along Pacific Highway 5 and I 0-feet or more along north and south elevations. Open space 15 provided via amenity area along Pacific Highway 5 in the 20' setback a5 well as on courtyards and rooftop areas in both buildings. The proposed development 15 consistent with the BC Zone Specific Guidelines in terms of building modulation, material selection, and reduction of bulk and mass in accordance with applicable FWRC 5ection5. Additionally, the proposed development will provide pedestrian paths from ROW to each entry point and all around the buildings. Furthermore, in an effort to provide a safe and secure environment for the residents, employees, and guests, wall- and ground -mounted light fixtures are provided. Parking: Per Chapter 10.220.050, 1 .2 (for up to and including 2-15R5) to 1 .8 (3-BR5 and above) stalls are required per unit. However, per Note 5, the applicant may Submit a parking study to request different values for parking. The applicant intends to submit a parking study to reduce the number of required stalls from 254 stalls to a total of 195 stalls. The building will be equipped with trash chute and trash compactor inside the building. Additionally, the building will be protected throughout with an approved fire -suppression system. MDG 33301 Pac Highway Pre-app Letter 2013.08.02 2 3. Specific Pre -application Questions In addition to receiving standard pre -application review and guidance to the project approach, the applicant requests responses to the following specific questions: a. What are the required steps and timing to request parking reduction? b. Are permitting processes similar to our other project, Celebration Senior Living Apartments or are there different or additional processes required? c. What are process times for each application? d. How 15 building height measured for this site? e. What are the current impact fees for parks and schools? f. What are the current impact fees for traffic mitigation? g. Is Transportation Concurrency Analysis required for this project? h. Are there reduced impact fees available for low-income projects? 1. Is this site affected by an onsite of offsite critical area? tea''"^ j. Does the city recognize Washington Amendments to the IBC regarding increased height for R-2 use in Type VA construction in lieu of using the City's Type VA Construction requirements? k. What are the requirements of Fire Department in terms of fire flow capacity for both Type VA and Type IIIA construction? Are we required to install new fire hydrants? m. How many curb cuts are permitted for this site? n. Are there any prohibited ingress/egress routes from this protect? o. What are the anticipated traffic mitigation fees for this project? p. Are there any street improvements planned or anticipated? q. What offsite mitigation, if any, will be required? r. Does the available water system have sufficient pressure and capacity? s. Is sanitary system capable of handling expected outflow? t. What are detention requirements for this site? u. What impact and/or connection fees can be expected for this proposal with respect to the utilltIes? V. Is there a ROW dedication required? MDG 33301 Pac Highway Pre-app Letter 2013.08.02 3 We look forward to receiving your comments at the pre -application meeting. Do not hesitate to contact the undersigned if you have questions or require additional information regarding this proposal. Sincerely, MORGAN DESIGN GROUP LLC H. John Parsale, Assoc. AIA Vice President MDG 33301 Pac Highway Pre-app Letter 2013.08.02 4 AkCITY OF Federal Way August 7, 2013 John Parsaie Morgan Design Group LLC 11207 Fremont Avenue North Seattle, WA 98133 �1 CITY HALL FILE 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.Wyoffederalway. com RE: File #13-103449-00-PC; PREAPPLICATION CONFERENCE SCHEDULED Federal Way Family Housing, 33301 Pacific Hwy South, Federal Way Dear Mr. Parsaie: The Community and Economic Development Department is in receipt of your preapplication conference request. The application has been routed to members of the Development Review Committee and a meeting with the project applicant has been scheduled as follows: 9:00 a.m. — Tuesday, August 20, 2013 Hylebos Conference Room Federal Way City Hall, 2nd Floor 33325 8`b Avenue South Federal Way, WA 98003 We look forward to meeting with you. Please coordinate directly with anyone else you would like to attend the meeting as this will be the only notice sent by the department. If you have any questions regarding the meeting, please contact me at rebecca.chapin@cityoffederalway.com, or 253-835-2641. Sincerely, Becky Chapin NAt-�— Assistant Planner Doc I D. 63958 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: August 5, 2013 TO: Ann Dower, Development Services Rick Perez, Traffic Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue FROM: FOR DRC MTG. ON. FILE NUMBER(s): RELATED FILE NOS.: PROJECT NAME: PROJECT ADDRESS: ZONING DISTRICT. - Becky Chapin August 15, 2013 - internal TBD, plan for Tuesday, August 20, 2013, 9:00am - with applicant Please email if you can/cannot make this date and time. Thanks! 13-103449-00-PC None Federal Way Family Housing 33301 Pacific Hwy South FIN PROJECT DESCRIPTION. Proposed affordable housing development of 226 dwelling units in (2) 5-story structures, including 195 parking stalls. LAND USE PERMITS., PROJECT CONTACT. Preapplication Conference John Parsaie Morgan Design Group LLC 11207 Fremont Ave N Seattle, WA 98133 MATERIALS SUBMITTED: Master Land Use Application Project Narrative w/ specific pre-app questions Site Plans RECEIVED MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`' Avenue South CITY OF 'ti■' �`� XO 5 2013 Federal Way, WA 98003-6325 Federal Way CITY OF FEDERAL WAY 253-835-2607 w.cit Fax 253-835-2609 CDS ww�oFfederllwa APPLICATION NO(s) — / () L/ Y � A�i_ Date Project Name Federal Way Family Housing Property Address/Location 33301 Pacific Highway South 08/02/2013 Parcel Number(s) 1721049026 Proposed attordazle tamily housing with approxima e y Project Description 2 2 6 -r indoor & outdoor recreational spaces. The project will be comprised ot two buildings, each 5 stories of Type VA over 'LLB Abh rKLV 1 Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Director's Approval) Process II (Site Plan Review) 72:�Rrocess III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information BC Zoning Designation BC Comprehensive Plan Designation $ 0 . 0 0 Value of Existing Improvements $34MIL Value of Proposed Improvements International Building Code (IBC): R-2, S-2, & A Occupancy Type ype A over IA Construction Type ade and one level teiow-graae. Applicant Name: John Parsaie / Morgan Design Group LLC Address: 11207 Fremont Ave N City/State: Seattle, WA Zip: 98133 Phone: 206-375-3397 or 425-417-7656 Fax: 1-866-847-6420 Email: 'ohn@morgan-design.net Signature:_ Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Kee Won Lee & Myong Soo Lee c/o Pak Ung 7522 167th Street SE Snohomish, WA 98296 206-650-3456 Bulletin #003 - January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application RECORDING NO. VOL. /P :GE Federal Way ClT�!.41F 17 f'. SCALE_ 1 non = 50 r(. RttgS=C 06-26-01 25 D lIX) BOUNDARY- LWE- 7ADJUSTMENT PORTION OF NO.. J5 ' GO 5•-0b : SE 114 o I - `'F 1 4' —' — i K R__4 E ()�7Y C}F' FED.ERAI, WAY =. lNr,: COUNTY, WASHINGTON ••iRSe:61EN[• FOR INOI�S. E;'E�3`_Y� - - '1 .•�• ' � � � S A IC 1FrILIT:FS- hLC. r.Cr�:. j. , r` _ I fff 7?.OEIiFSC :=ii rAlt: 78' : I • -OS ^ • - i ''i.-' _ _ rf . } .t € I Pi OF rSE = SHEEx' 4 OF 4) Et 7hTCi SI5n1• I •- Cii-!) HROYE1;ly •Lli•iE ' �- i .; �f ^.'71r�j'�D_ 30�Uf3� � ..�-' - i0' SiCRIA :A1NAa;E� I z _ _ •'� �`i:rr ia.2c� ��37ai�� ,.� - ,r b[.CU Fi15Fldl•NT N.tTC NO 7ROG7F..p37iy y a0'=-`� - it N S39.9•i' — �__�_�CHAZL=iC FENCE 4' _.0----- --;—�- i— -• � � — � TAX PARCEL 172 ; 04-9122. 01 12' E s� NON PROFEFYFY�-CR WL_W•i -------29.71'-- 4 (RF'VISFI7 i i 1 a :r ° i - - •-r . r ' ` .c'�•^ I CA LOT 2 E :1 l -ti ,n y I � _; " ; N l O'17'04" E 1 � KING COUNTY SHCP.I W TAX PARCEL-172104-0026 � '�•,•, _ 'f 34.85' Q RLrr NO. 3e5DD4-y `\ ~—, IRr_VIS=O] 1 a. y N 01'12'1$' E•P. i L^; 4.08 ACRES -BEFORE AGJl15T V i m �, q 9T A{ Rs '' SEMRE r COUSIMEENT yi-;. �ni 0.20 ACRES .,,-EP 'A JL'5'{#IEhT ` 2.79 ACRCS VTFRItfmjs--EEwT-.-- I LLIz i EJS£tAF}7T REC.. U i,•` / is _�v 4i�JahipCi - �- P'4- . -- JCS=FAE;JT REC NC•- 8&L' 'l5*S9^.`. { f e,, �� j , j -�••-, j.� .:' Q 1 jj f { �'�jI$T.Ob' 10' STCRid DRAaNACE! co f 4.2' I J, r N 13-09'2U" kV --F1,SEAd&;lT REG. NC- 7: e[:'1Uti26 6`Fff. RGLASt FENCE y _ f i 1-:75'I FOUND 1 1/ 2 RR.F5.; Si1R7A(.E - i ����.�,,x v f -� 9.52' FAOPJUF�ENT �TAkP'9) 15 1.OB1 - 3i.70':7-2.GCF'I 1 N { .5 ,� 3_ F� y rT Z3 F.IIj 7tS.52' . j PI 86 �4'29" YJ 715.52' r `r ^+� � r I 0-157 14 OF ALIC�LICIT LINE tIC� `° !_ 'fit ; 1 ' 1 i . I ! _� I - � /■ I iI As CENffERI1N. Gr :TN P:.11u" •'°` �•', ,: DETAIL"� - i I '~j • \ I G-i 7t o x ''I (SEE' S'NEEi 4' F 4) I� i,-_: �, I } 1 �! `• DETAIL „A» I ' �.'• H (n THIS SHEET < 1,11 °' 2 •I J M1 r,�r,'� r:=: I + I . ` ', + ..•• r Lrrl(!JiJL. -I-J-( Q ir.rr.-- _-_...,�__r 1.. ;:.^ +D"3s11A • 'fs)NztsS;F+�',Fii� rCl.'�]E CDLf�iT`f Si-JrJrJ�7 PAG'� 37 - -'t0 - f i s lS N3 Y•"D' UPJ'[Y-kiPE ivowh_c 1jer. y S 3�'� 4� } J PI A-' ND1 877-rD v v_. I M..A W)- '8S 1, 0Ci 1 ._.... J. '� j f r'�� . 1 O. ?7'_J�J� 3 z_I N.D. oCi Ln.s7iJ-^w`]$ i s!• :.� •A• :1, = � _� r.. co ILd - I o EASEMENT NOTE: .. ,. LEGEND: o O� TAX PARCEA.''1.0 f 210s-fD2E- _@._ c•'f f2:LC 92YJ CAP STrUPECM1� CEI �® FC' ND i LI+4S_?-�' 'FSd 'LC 29P99 29281" Z 'I } 5llLt&ct 14 AN +dfNE GR! NTH(] TO KING.-caw-Y FOR - _ _ SURFACE r"1iJNi:u_ S- _ TAi✓PFD LS 1'oi+i CRP1Wa= : t AVFiP06F.S HY'WQENT_ tE,-ORAED WIDER 5_C(}+ 10 No- 1 .25— 82D♦ W7IB. SASD rEAWiENr LU OJ11411, 7FIAT PARCEL OF LAK 6 29 -(';- DEEMD TO Ir. GHY Or FMEP,4- W6--8X )E•D REc7DRI0F.U.U10LA Ss: 1JL11ir1dAY,R.- FOifxO AS F7MIMBED y �J (tyr+�� 2 RECORrDOM WW WR pa7=52moor'5 A1�PS�tS NOT 511DMN :FIC4=_UN. kE, .-® �y (�LIiM N 88.44'29" W 715.52' _U [.7j]dL V w o LL < a DETAIL."A' ¢ [3 Y pFF�D&AL WAY � ,'NOT TO SCALE) �� EL tD5 CONSULTING ERGI,NI<EB$ LiC.. :EDERAL WAY SCHOOL Q1STrdCT _ft!_1/V. TRi4N5PORTATION C1=NFER 720 S. 348th Street Federal Way, WA 98003 CITY OF WAY WNII)Wr LINE ENT WASHING70N MC FE LM"AY (253 BW:1`.] narrraL (a25 4•5 Cua DN. (3"Y R•'•Z 1r. F-W (,549) 67r-ms lT^-iJ" www.esmcivil.com p•iy�� r�, 246-0.T2-0G4-0004 Cavil=nginee ring Land Survaymg 1 Land Plonning CHKE. By SCALE SHEE C - Public Works j FLrn.jeat 14-9ernent 1 Londtrape Architecture 4 - - - D.W.A. e' of I APPLICANT: JOHN PAR5AIE / MORGAN DE51GN GROUP LLC 1 1207 FREMONT AVE NORTH 5EATTLE, WA 98133 20G-375-3397 OWNER: KEE WON LEE * MYONG 500 LEE C/O PAK U N G 7522 1 G7TH STREET 5E 5NOHOMI5H, WA 9829G 20G-G50-345G N O Ln t r PROJECT ADDRE55: 33301 PACIFIC HIGhWAY 50UTH PARCEL #: 172 104902G LOT AREA: 2.79 ACRES ZONING: 5C COMPRE51-iE1\151VE PLAN: BC CON5TRUCTION TYPE: TYPE VA OVER I A OCCUPANCY TYPE: K-2, 5-2 * A VIC.,INI I1' iVIHI" 5CALE: N.T.S. 3 5-0 1/4"- 1 ""•• •-• NSW4.425rw 71&99' _ 1,. 374 -•- _ GARAGE GARAGE j�j�7ffl jj.....•.!.�j�...�R1M.�r��1.,(,•?,.j��..{� r � Q V l ENTRANCE—�L� .�1..0 _V, il•L .% k„ lJ ........._.......�........................................ / __ 25r-& ja _... _...... ....._.............. ENTRY I�/, r "W EA5T BUILDING F! ! 1 COMMUNITY COURTYARD a E 1° ... h. _ .._.:...._llf :3 L N -.: 1 3 GARAGE ENTRANCE Wt.5T WlwfNG� �..... R i NITY COLIRTYAR➢d ❑ 20. d ' EASEMENT / s � 4 E WE5T',DUILDING t ; 49 - I�DR UNITS (45%D) 49 - 2 $A UNITS (45%D) 10 - 3 13kUNIT5 (10%D) STRUCTURED PARKING 10,5 - UNITS TOTAL 8G PARKING STALLS P-1 12,079 SF P-2 3 1, 1 G5 51' LEVEL 1 21,387 5F LEVEL 2 2 1 ,387 SF LEVEL 3 21,387 SF LEVEL 4 21,387 51' LEVEL 5 2 1,387 51' ROOF DECK 85 1 5P TOTAL AREA 15 1,746 5F y � - MORGAN DESIGN GROUP LLC Architecture € Building Ettve* Consulting 11207 Franont Ave N Seattle, WA 96133 Tel: 206-375-3397 Fax: 066447-6420 w .morgand Ign net Corporate Mmber of MA I JOB: 201 30201 SHEET TITLE: 51TE PLAN PROJECT&AL EAST BUILDING 98 - IUNITS (43%) 49 - I BR UNITS (41 /D) W SURFACE PARKING 108 - 2 R UNITS (48%) GS - 2 BR UNITS (5 1 %) N DATE REVISION 18 PARKING STALLS 20 - 3 5R UNIT5 (9%D) 10 - 3 13R UNITS (8%D) STRUCTURED PARKING 195 PARKING STALLS TOTAL (.8G) 3 22G - NITS TOTAL 118 - UNITS TOTAL 91 PARKING STALLS J P-1 12,979 5F R oE310N t3-19 PrIgIm1,FD Wnlldfr e4pt3MOR , �IONGEP LOT AREA: 1 21 ,G84 SF LEVEL 1 35,095 51' TOTAL FLOOR AREA: 317,7G 1 SF LEVEL 2 23,454 51' NORTH F LEVEL 3 23,454 SF IL LEVEL 4 23,454 51' W DATE O&02/13 DRAWN: I"=67-0' LEVEL 5 23,454 5F 51TE PLAN /+ DRAWN: JM LEVEL G 23,454 SF v DESIGN: JM ROOF DECK 551 SF SCALE: I "=GO�-0" '� APPROVED: JM TOTAL AREA I GG,013 51' 30 SHEETM C7 :. .. ob cU 1 . Ul A-0.1 N85*44'29"W 716.93' 3712--- J z C5 I p I GG PAWNZ-StALLS P-2 PARK LEVEL 3 1, 1 GS.F. Ln 0 LU '257W 715.52, 7 / I--,' WEST 13LDG 5CALE: I'=50'-0" 25 v 5 100 za- N88*44'29"W 715.93' 37.0-- cli to a 1 8 a I i \.. i i 1 0 .1 C; t 20 n��ING,5TALL5 S Inv EL. 345,00' A3.CY WEST BUILDING a3 Ln iu 0 4;'27W- -7'15.52' I PARKING P- J PARYAG LEVELF- t 2.797 .f. WEST 3LDG SCALE: 1"=50'-O" 25 MORGAN PESIGN UROUP LLC Architecture 6 Building Envelope Consulting 11207 Fmmont Ave N Saone, WA 98133 Tel: 206-375-3397 F.: W847-6420 wwwTnargan4mign.net Corpomte Mmber of MA JOB: 20130201 0 z 0 LL- 0 >- I co guo >- lu � C) LU U— 2 P SHEET TITLE: FLOOR PLAN5 W1- - U) ""'r ""ms. LEVEL 2 21,387 5.F, i 20 - UNIT5 TH15 FLOOR ] i + M ORGAN DESIGN GROUP LLC Architecture E Building 3 Envelope Consulting 11201 F1emrt AveN Seattle, WA 98133 Tel: 206-375-3397 Far.866-847-6420 www.morgandesign net 71 PARKING 5TALL5 Corporate Member of ILIA. JOB: 2013020 tA5T 51JILDJNG 0 LEVEL I + 35,095 5.F. Z LEVEL 2 LEVEL I NORTH WEST BLDG EAST BLDG Q 0 SCALE: 1'=50'-0" Q 25 SO 100 �a LLI 3 .�. .^� 37.0.... _ _ J� LLJ Q m tL m u a a _LS ri 0 � � SHEET TITLE: FLOOR PLAN5 � f N'DATE REVISION :R OROUP. PROMBIIFll WRHOIR MORGM oESi0M GROUP P- I PAKKING NORTH DATE O@/02J 13 WEST BLDG EAST BLDG W DRAWN. JM 5 " ➢ES1GN: JM SCALE: 1 "=50'-O" Z APPROVED: JM f 25 .. ..---- 0 SHEET 4 ! I'1 _ vo I.f 18�71 z7 1�I L J" • ri • �sfi 4L%tY` icy Wzi 77 �.1.'•' �c 9!i ,ri:7 �fd, �cf [!2ii . '14, �1_f v' L7:Ki�it 't�.:; Jr:3 1 Ili~=-�r�:_.�m!---��rr�■! =7� r:�1 r'rl �IW 3m. �m��1 � - . LEVEL 3 21,357 S.F- 10 - I BR UNFF5 12 - 2 BR UNFF5 2 - 3 BR UNITS I I 24 - UNIT5 THI5 FLOOR LEVEL 3 _. 23,454 5.F. LEVEL 4 LEVEL 3 NORTH WEST DLDG EAST DLDG SCALE: I "=51Y-0" �25 p-- p ^O M ORGAN DESIGN GROUP U-C Architecture € Buildmg Envelope Consulting 11207 Fnmm[ Ave N S.uk, WA 98133 Tel:206-375-3397 Fm:866841fi410 www.mmgwnd ign net Caporals Member of A.IA JOB: 20I3020 z 0 J �F 0 Q a J�3 r LLJ d 3 C)m� IL me SHEET TITLE: I FLOOR PLANS EA5T BUILDING !✓t !� 9 - 1 BR UNIT5 I I - 2 BR UNFFS W 2 - 3 BR UNITS 22 THI5 FLOOR / J DATE REV190N -UNIT5 JPiPIGIrt. U"EO gUNR1G aoRR�rNRH��;;��H E31"N OROUP L9 FRgIX11TE➢ WRIIOIR THEIR wRRTEN CIXl9FNi OA13 MORdW OE5 QV OHOUP ^' LEVEL 3 LEVEL 2 NORTH F- aDATE O&OZ/I3 WEST DLDG EAST DLDG w SCALE: I"= " JM 0ORAwN' DESIGN: JM SCALE: 1 "=501-0" APPROVED: JM 25 0 SHEET Ul A- 1 .2 MORGAN DESIGN GROUP LLC Architecture & Building Errvek)pe Consufting 11107 Frame Ave N Z MA Seattle, WA 99133 Tel: 206-375-3397 39 Fax: MU47-6420 www.mrgaAmip.net Corporate Member of AJA JOB: 2013020 10 - I BR UNIT5 12 - 2 13P, UNIT5 2 w 3 5R UNIT5 24 - UNIT5 TH15 FLOORLEVEL 5 23,454 5.1. Fn 0 NORTM K00ff DECK LEVEL 5 >- WEST BLDG EAST BLDG < U-. U5 0 5CALf: ['=50-13P >- 25 CIO � >< LLJ C) 0 um, u- MF LEVEL 4 23,454 5.1'. LEVEL 5 2 1,387 5. F. SHEET TITLE: FLOOR FLAN5 DATE REV4NON .j --.-: M* GROUP-m- LEVEL 5 LEVEL 4 WEST BLDG EAST BLDG SCALE: I"=50-0" 25 NOPTh IL W u DATE OW2J13 s- ]'=5(Y-O' IDIEA61"GN:: -,"im APPROVED: JM SHEET # A i i ROOF DECK 851 5. P LEVEL 6 23,454 5.P- M ORGAN DESIGN GROUP LLC Architecture € Btn1ding Etrve* Consultmg 11207 Foment Ave N Seattle, WA 98133 Tel: 206-375-3397 Fax: 066-841b420 www.Im%1&defrl.net Canpomte Member ofA.lk �EF a JOB: 2013020 E AS-0 s! RV Z KOOF DECK _ � J EAST BLDG Q p SCALE: 1 "=50-0" >- 25 3 J Sd 100 �3 r LLJ d 3 cis LL m c SHEET TITLE: FLOOR PLAN5 .O / / W -f DATE REVISION wMIGNour,� oF. r rtour et arto","neowm—pur _19 NORa�N RO"P G' LEVEL DATE 08/07113 EAST BLDG W SCALE ''=501P DRAWN: JM y\ y SCALE: I "=50-0" DESIGN: JM APPROVED: JM 25 i� A SHFFFp tm a A-1.4 �� ( 649Rsf G49RF 649R5f 28 5 828 Rsf 3�':R STORAGE \ TRa• 1- t H tAIJlJD w v 2 5R 1 BR 2 BR 50CIAL ROOM FITNE55 ROOM 2 BR 913sF 630 5f 889 sF ` 735 sF 754 sf 889 sF S 1 2 BR 2 BR COMMUNITY COURTYARD }4 690 5f 896 5F f I - rM OWT5-@ GJ-7 5F.,.� FF 2 -) BR UNITS @ G30 5F € G1 I BR UNITS @ G49 5F (3) w/ W/D 1 BR UNITS PER FLOOR 1 2 - 2 BR UNITS @ 520 5F 2 - 2 BR UNITS @ 62G 5F 2 - 2 BR UNITS @ 823 5F - w/ W/D 2-2BR/2BAUNIT5@8695F-w/W/D I -2BR/2BAUNIT5@9135F-w/W/D 9 - 2 BR UNITS PER FLOOR 2-3BR/2BAUNIT5@ 1,1575Fw/W/D 2 - 3 BR UNIT5 PER FLOOR 20 UNITS PER FLOOR I BR II BR 649sf Y 649 sf I 4 MAIL ROOrJi"^^ !.f^d:•15.r 1 SR — 630 5f 1 5R 649 5f 157 sF RE5IDENTIAL ENTRY M ORGAN DESIGN GROUP LLC Architecture g Building Envelope Consulfing 11207 Fremont Ave N Seattle, WA 99133 Tel: 206-375-3397 Fax: 666-047-6420 www.morgam-0dmign net Corporate Member of MA JOB: 2013020 z_ N J ® Q 0 Q J �3 r �3 W C) m SHEET TITLE: or TYPICAL FLOOR PLAN WE5T BUILDING r f F W NDATE nEVl810H E510N GRO W 19 PROr11BRED WmKKR �GRO ,„DR O Y013M RMN OE9xiN OROOP LEVEL I PLAN FLOOR !� a DATE OWW 3 WEST BLDG W SDADRAW m S, SCALE: N.T.5. DEErm, JM APPROVED: JM OSHEET # ti A-1 .5 2 - 2 BR UNITS @ 823 5F - w/ W/D 2-2BR/2BAUNIT5@8895F-w/W/D 2-2BR/2BAUNIT5@9135F-w/W/D 10 - 2 BR UNITS PER FLOOR 2-3 BR/2BAUNIT5 @ 1,1575Fw/W/D 2 - 3 BR UNITS PER FLOOR 22 UNITS PER FLOOR LEVEL 2-5 TYPICAL FLOOR WEST BLDG SCALE: N.T.S. F W M ORGAN DESIGN GROUP LLC Architecture A Btliing Envelope Consulting 11207 F. m. Ave N Seattle, WA 98133 Tel: 206-375-3397 Fav: 886-847-6420 www maVF,r ,igr.net Corporate Member of A.IA JOB: 20130201 SHEET TITLE: TYPICAL FLOOR PLAN WE5T BUILDING DATE REVISION �� W ,M.KIUr,Ierrgl,Tom . OE310N OROUP 19 PROR®PIED W IfrgUr TI�1R wHRIEN C0114ENr O AI3 MOROMI DF910N GROUP W SCALE: N.T-5. DRAWN: JM DESIGN: JM zAPPROVED: JM al SHEET# al A-I.G L-C I)KUINII--)(aUCVDf 2-25RUNIT5@82G5F 3-2BRUNIT5@8235F-w/W/D 2-213R/2BAUNIT5@8895F-w/W/D 2-2 DR/ 2 BA UNIT5@ 9I35F-w/W/D 10 - 2 BR UNITS PER FLOOR LEVEL 2 2 - 3 BR / 2 BA UNITS @ 1,157 5F w/ W/D FLOOR PLAN 2 - 3 BR UNITS PER FLOOR EAST BLDG SCALE: N.T.S. 22 UNITS PER FLOOR N MORGAN DESIGN GROUP LLC Architecture € Building Envelope Consulting 11107 Fmmn Ave N 5®nk, WA 98133 Tel: 206-375-3397 Fm: 866-841-6420 www.morgao-daigm.net Corporate Member of AIA Ora: 2013020 SHEET TITLE: TYPICAL FLOOR PLAN EAST BUILDING DATE REWSrON C9r.A�rr• � P MG C� +�r+•GUl wlr4TiNtION V EeI�N aPOUP m PRdImrtFD Wmpllr .." MRiEX WN 03p13 NORQ/iN OE91ONf1N CROUP NOETH r R1 IL DATE Of}�O2JIF wT SCALE N.T.S. DRAWN: JM DESIGN JM i I APPROVED: JM SHEET# ti A-1.7 3 - 2 BR UNIT5 @ 823 5E - w/ W/D I - 2 BR UNITS @ 628 5F - w/ W/D 2-25K/2BAUNIT5@8695F-w/W/D 2-2BK/2BAUNIT5@9135F-w/W_/D 12 - 2 BR UNITS PER FLOOR 2-3BR/2BAUNITS, @ 1,1575Pw/W/D 2 - 3 BK UNITS PER FLOOR 24 UNITS PER FLOOR LEVEL 3-G TYPICAL FLOOR EAST 5LDG SCALE; N.T.S. M ORGAN DESIGN GROUP LLC Architecture € Building Envelope Coluuiting D01 Fremmt AveN Seattle, WA 98133 Tel: 106-375-3391 F.: 866841b410 x .morgeodesign nel Corpaate Member of A.IA 1 JOB: 201 30201 SHEET TITLE: TYPICAL FLOOR PLAN EA57 BUILDING DATE REVISION zaiva�a., ctx,.aaouc H RATE 0W?J13 WSCALE: N.T5 UDRAWN: JM DESIGN JM w APPROVE.: JM SHEET t� A-1 .8 'MENEM" ■ IMM mom Inim on on ME _MM1 ....... . . . . . . . . MEN M.M. MIN V H�" Mw 0011111 No 00 NEW 1111101"i MEN owl PME EVICUN _P imammi= 0- Emil RIM ■ .... . .. .... ■■ -per �--�■� ME a. MEN W ink Z_ no .;;■ : I N :_ P . . ...... ... . it WEST BUILDING SCALE: 1 "=30-0" 30 &O EAST BUILDING SITE SECTION 25 SCALE: 1 "=50-0" JO " M ORGAN DESIGN GROUP U-C Architecture € Building Envelope Consulting 11207 Fremont AwN Senile, WA 90 133 Tel: 206-3753397 F.: 966-947S420 www.morgaNl.ign.nel Corporate Mmdwof AIA. JOB: 2013020 x A I SHEET TITLE: I` 5ECTION5 1 u - N DATE REVISION LOim�in: u inaauwwc umou°Fu wry oe xwacv,x ocsiary aAour u9 crsoxierreowinaur e m'ia u.0aanx oEs a caouP DATE 06,,O?J13 VARIES WSCALE: UDRAWN: JM DESIGN: JM APPROVED: JM OSHEET# In A-3.0