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HomeMy WebLinkAboutPermit PL16-0062 - MUJIB KAMAWAL / VINTAGE AT TUKWILA - REZONE TO HIGH DENSITY RESIDENTIALVINTAGE@ TUKWILA - C/LI OR LDR TO HDR SITE APN: 0323049050 RECEIVED PARENT PROJECT NO: PL16-0062 PROJECT NO: L16-0083 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director June 19, 2018 NOTICE OF DECISION To: Mujib Kamawal, Applicant James Raisbeck, Owner King County Assessor, Accounting Division Washington State Department of Ecology Washington State Department of Commerce Jesse Braswell jesseb(&jesseb.com Ryan Patterson rpatterson@a,Vintagehousing.com Kim Nguyen Ktrinh83703 @gmail com This letter serves as a notice of decision and is issued pursuant to the Tukwila Municipal Code (TMC 18.104.170) on the following project and request. I.PROJECT INFORMATION Project File Number: PL16-0062 Applicant: Mujib Kamawal Type of Decision Applied for: Comprehensive Plan Land Use Map and Zoning Map change Project Description: Map change from Low Density Residential (LDR) to High Density Residential (HDR) Location: Ryan Hill Neighborhood in the block bounded by S Ryan Way, 47 Avenue S., the Seattle City Light right of way, and Martin Luther King Jr. Way S. and specifically, tax parcels: 3348401800; 3348401810; 3348401820; 3348401860; that is, Lots 165 -173 of Block 18 of C.D. Hillman's Meadow Gardens Addition Less St Hwy, Less C of S Tran Ln R/W Plat Block: 18 to the City of Seattle Division No. 2. Associated Files: E17-0002 SEPA; L16-0083 Comprehensive Plan Designation/Zoning District: LDR II. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that this application, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS). Decision on Substantive Permit: The City Council has determined, following an open record hearing, that the application for a Comprehensive Land Use Map and Zoning Map change do comply with applicable City and Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov state code requirements and has approved that application based on their findings and conclusions and subject to conditions that are set forth in the ordinances approving the change, which are as follows:: 1. 47th Avenue S between S. Ryan Way and S. 109th Street, and S. 109th Street between the site and 47th Avenue S., shall be improved with curbs, gutters, sidewalks, street illumination, and storm water facilities, in accordance with the City's Infrastructure Design and Construction Standards Manual in effect at the time of building permit application, prior to receiving a certificate of occupancy for the development on the site. 2. The sanitary sewer line that serves the development on the site shall be extended to 47 Avenue S. at the time of the development in accordance with the City's Infrastructure Design and Construction Standards manual in effect at the time of building permit application. 3. On S. Ryan Way, a westbound (WB) left -turn pocket, and on 47th Avenue S., a northbound (NB) left - turn pocket, shall be installed prior to receiving a certificate of occupancy for development on the site. 4. Within 60 days of passage of this ordinance, the applicant shall record against the subject property a covenant or other document approved by the City, listing the development conditions associated with the site. 5. The applicant must apply for a development permit for the proposed project within 36 months of the effective date of this ordinance. 6. Failure to comply with the conditions set forth herein shall cause the change to the Comprehensive Plan Land Use Map to be null and void, and the subject property shall revert to the zoning immediately preceding passage of this ordinance. The Decision on this Application is a Type 5 decision pursuant to Tukwila Municipal Code § 18.104.010. Other land use applications related to this project may still be pending. III. YOUR APPEAL RIGHTS No administrative appeal of the City Council Decision is permitted. Any party wishing to challenge the City Council Decision must file an appeal in King County Superior Court pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging the DNS may be included in such an appeal. If no appeal of the City Council decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. IV. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, staffreports, and other studies related to the application are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Moira Bradshaw, who may be contacted at 206-431-3651 or moira.bradshaw(a,tukwilawa.gov for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. Department of Community Development City of Tukwila Page 2 of 2 City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director June 19, 2018 NOTICE OF DECISION To: Mujib Kamawal, Applicant A'S/3�L James Raisbeck, Owner 1 ' King County Assessor, Accounting Division Washington State Department of Ecology Washington State Department of Commerce Jesse Braswell iesseb(c%iesseb.com Ryan Patterson mattersonicTht,Vintatrehousin2.com Kim Nguyen Ktrinh83703 a,email.com This letter serves as a notice of decision and is issued pursuant to the Tukwila Municipal Code (TMC 18.104.170) on the following project and request. I.PROJECT INFORMATION Proiect File Number: PL16-0062 Applicant: Mujib Kamawal Tyne of Decision Applied for: Comprehensive Plan Land Use Map and Zoning Map change Proiect Description: Map change from Low Density Residential (LDR) to High Density Residential (HDR) Location: Ryan Hill Neighborhood in the block bounded by S Ryan Way, 47 Avenue S., the Seattle City Light right of way, and Martin Luther King Jr. Way S. and specifically, tax parcels: 3348401800; 3348401810; 3348401820; 3348401860; that is, Lots 165 -173 of Block 18 of C.D. Hillman's Meadow Gardens Addition Less St Hwy, Less C of S Tran Ln R/W Plat Block: 18 to the City of Seattle Division No. 2. Associated Files: E17-0002 SEPA; L16-0083 Comprehensive Plan Desienation/Zonina_ District: LDR II. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that this application, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS). Decision on Substantive Permit: The City Council has determined, following an open record hearing, that the application for a Comprehensive Land Use Map and Zoning Map change do comply with applicable City and Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov state code requirements and has approved that application based on their findings and conclusions and subject to conditions that are set forth in the ordinances approving the change, which are as follows: 1. 47th Avenue S. between S. Ryan Way and S. 109th Street, and S. 109th Street between the site and 47th A venue S., shall be improved with curbs, gutters, sidewalks, ,street illumination, and storm water facilities, in accordance with the Cit1-'s Infrastructure Design and Construction Standards Manual in effect at the time of building permit application, prior to receiving a certificate of occupancy for the development on the site. ?. The sanitary sewer line that serves the development on the site shall be extended to 47 Avenue S. at the time of the development in accordance with the City's Infrastructure Design and Construction Standards manual in effect at the time of building perrnit application. 3. On S. Rvan lV'av, a westbound (WB) left -turn pocket, and on 47th Avenue S., a northbound (NB) left - turn pocket, shall be installed prior to receiving a certificate of occupancy for development on the site. 4. Within 60 days of passage of this ordinance, the applicant shall record against the subject property a covenant or other document approved by the City, listing the development conditions associated with the site. 5. The applicant must apply for a development permit for the proposed project within 36 months of the effective date of this ordinance. 6. Failure to comply with the conditions set forth herein shall cause the change to the Comprehensive Plan Land Use Map to be null and void, and the subject property shall revert to the zoning immediately preceding passage of this ordinance. The Decision on this Application is a Type 5 decision pursuant to Tukwila Municipal Code § 18.1.04.010. Other land use applications related to this project may still be pending. III. YOUR APPEAL RIGHTS No administrative appeal of the City Council Decision is permitted. Any party wishing to challenge the City Council Decision must file an appeal in King County Superior Court pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging the DNS may be included in such an appeal. If no appeal of the City Council decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. IV. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, staff reports, and other studies related to the application are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project plainer is Moira Bradshaw, who may be contacted at 206-431-3651 or moira.bradshaw 2btukwilawa.gov for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. Department of Community Development City of Tukwila Page 2 of 2 Washington Ordinance No. ac r) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, REZONING CERTAIN REAL PROPERTY LOCATED IN THE RYAN HILL NEIGHBORHOOD AND KNOWN AS VINTAGE@TUKWILA FROM LOW DENSITY RESIDENTIAL (LDR) TO HIGH DENSITY RESIDENTIAL (HDR); PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, in 1995 the City of Tukwila adopted the Zoning Code and Map to implement the City's Comprehensive Plan, and these documents may be reviewed and updated as appropriate; and WHEREAS, as part of the City's 2018 Comprehensive Plan docket of potential amendments, the City is considering an application to change the Comprehensive Plan Land Use Map and Zoning Map for the Vintage@Tukwila project, which is an active senior living residential development; and WHEREAS, on May 2, 2017 and on May 9, 2018, City staff held the required public meeting for the surrounding property owners and tenants regarding the proposed change to the Comprehensive Plan and Zoning Map (Exhibit A); and WHEREAS, sanitary sewer service to the neighborhood is needed to ensure public health and neighborhood quality; the conditions analysis shows that the Vintage@ Tukwila site is critical to extending sewer to the neighborhood; and property owners and residents do not oppose higher density development in this part of the neighborhood; and WHEREAS, the City of Tukwila has complied with the requirements of the State Environmental Policy Act by making a determination on May 24, 2018 that no significant environmental impact would occur as a result of the Zoning Map change; and WHEREAS, notices of the public hearing were timely published in The Seattle Times, posted on site, and mailed to surrounding properties; and W: Word Processing\ordinances\Vintage@Tukwila-Rezone LDR to HDR 5-18-18 MB:bjs Page 1 of 3 WHEREAS, on June 4, 2018, the City Council held a public hearing and, after receiving and studying staff analysis and comments from the public, has recommended approval of a Zoning Map change, and has made and entered Findings and Conclusions thereon in support of that recommendation; and WHEREAS, after due consideration, the City Council has determined the public interest will be served by approving the zoning map change application with conditions and that the change is in compliance with the City of Tukwila Comprehensive Plan Land Use Map; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Findings and Conclusions Adopted. The City Council hereby adopts the Findings and Conclusions, attached hereto as Exhibit B and incorporated by this reference as if fully set forth herein. Section 2. Zoning Map Change Approved Subject to Conditions. The Viintage@Tukwila site is located in the block bounded by S. Ryan Way, 47th Avenue S., Seattle City Light right-of-way, and Martin Luther King Jr. Way S., located in Tukwila, Washington, King County. The site is further identified as tax parcels 3348401800, 3348401810, 3348401820 and 3348401860, and as legally described and shown in the attached Exhibit C. The site, which contains parcels A through D, is hereby rezoned from Low Density Residential (LDR) to High Density Residential (HDR), as shown on the attached Exhibit A, subject to the following conditions: 1. 47th Avenue S. between S. Ryan Way and S. 109th Street, and S. 109th Street between the site and 47th Avenue S., shall be improved with curbs, gutters, sidewalks, street illumination, and storm water facilities, in accordance with the City's Infrastructure Design and Construction Standards Manual in effect at the time of building permit application, prior to receiving a certificate of occupancy for the development on the site. 2. The sanitary sewer line that serves the development on the site shall be extended to 47th Avenue S. at the time of the development in accordance with the City's Infrastructure Design and Construction Standards Manual in effect at the time of building permit application. 3. On S. Ryan Way, a westbound (WB) left -turn pocket, and on 47th Avenue S., a northbound (NB) left -turn pocket, shall be installed prior to receiving a certificate of occupancy for development on the site. 4. Within 60 days of passage of this ordinance, the applicant shall record against the site a covenant or other document, approved by the City, requiring compliance with the stated conditions. 5. The applicant must apply for a development permit for the proposed project within 36 months of the effective date of this ordinance. W Word Processing\Ordinances\Vintage@Tukwila-Rezone LDR to HDR 5-18-18 MB:bjs Page 2 of 3 r� 6. Failure to comply with the conditions set forth herein shall cause the change to the Zoning Map to be null and void, and the subject property shall revert to the zoning immediately preceding passage of this ordinance. Section 3. Map Change Authorized. The Department of Community Development Director, or his designee, is hereby authorized to amend the City's official Zoning Map to show the zoning change for the Vintage@Tukwila site as authorized in Section 2 of this ordinance. Section 4. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section/subsection numbering. Section 5. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 6. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this t i 1' day of - knn,:(L , 2018. ATTEST/AUTHENTICATED: Christy O'Flaherty, MNIC, City Clerk tJ Allan Ekberg, Mayor APPROVED AS TO FORM BY: Filed with the City Clerk: S - L �;,Rchel B. Turpin, City Attorney Passed by the City Council: Published: - Effective Date: <� ► �t Ordinance Number: l,Y' Exhibit A — Zoning Map / Site Map Exhibit B — Findings and Conclusions Staff Report (File #PL16-0063) Exhibit C — Legal Description W: Word Processing\Ordinances\Vintage@Tukwila-Rezone LDR to HDR 5-18-18 MB:bjs Page 3 of 3 0 0 Map Change Site LDR to HDR Parcel D Tax ID 334840-1860 LDR Parcel C Tax ID 334840-1820 Parcel B Tax ID 334840 18ICi Pa cel A Tax ID 334840-18 )0H EXHIBIT A 4 1rt r1 City of Tukwila Allan Ekberg, Mayor Department of Community Development Jack Pace, Director Findings Request Exhibit B The applicant requests an amendment to the Comprehensive Plan's Land Use Map and a corresponding rezone from Low Density Residential (LDR) to High Density Residential (HDR) on four adjacent undeveloped lots totaling 10.5 acres. If the Comprehensive Plan's Land Use and the Zoning map changes are approved, the contract purchaser proposes to construct 247 Senior Housing units in a four-story structure on the four southerly parcels A - D. (Figure 1). Changing the Comprehensive Plan and Zoning maps are no guarantee that the project would be built as initially proposed but is provided as an example of a potential future development. The Comprehensive Plan and Zoning Designations and the subject site are outlined in green. Existing LDR zoning is shaded in yellow, High Density Residential located along 51 Avenue S. in brown, Commercial Light Industrial in purple and Office in blue. Comprehensive Plan Amendment and Rezone Decision Criteria (TMC 18.84.020): The City Council's decision to grant a Comprehensive Plan map change and rezone shall be supported by written findings and conclusions showing specifically that all of the following conditions exist. Approval of the map changes requires the adoption of an ordinance. Map Change Site 7 Parcel B' Tax II) 334:4 1810 39,390 scl.ft. Background LDR 40 rarcea 1) Tax ID 334840- _ Parcel A *--�—_ Tax ID 334840+1i 00 71,874---i Annexation History The subject property became part of Tukwila in 1989 as part of the Fire District #1 annexation. At the time of annexation, the property was zoned to reflect the prior King County zoning. When the Comprehensive Plan and city-wide zoning were subsequently reviewed, no changes were proposed to the original King County designations. Public Comment On May 2, 2017, staff held the required public information meeting for residents and property owners within 500 feet of the site. Several property owners attended the meeting to ask Page 2 of 12 05/29/2018 1 f \ �/ questions. One written comment was received that stated opposition to additional traffic on 47Avenue S. because of safety concerns for local children and provided the opinion that 47 Avenue S. is not capable of handling the additional traffic volume. They requested that access to the proposed multi -family development site be from Martin Luther King Junior Way South (MLKJWS). The City Engineer responded that MLKJWS is designated by Washington State Department of Transportation as limited access and therefore not available for ingress/egress. The City Engineer has requested that at the time of a future development proposal that additional traffic analysis be provided. Because of the lapse in time since the required public meeting in May of 2017, and the initiation of neighborhood -wide meeting in November of 2017 (see "Ryan Hill Neighborhood Study" section below), staff held a second public meeting using an expanded mailing. There were no citizens or comments received at the May 9, 2018 public meeting. Rvan Hill Neighborhood Study Staff initiated a neighborhood -wide study that looked at existing conditions, potential development scenarios and surveyed property owners and residents. The study revealed a number of things that were unknown. The residents and property owners have differing opinions about the future of the neighborhood. Opinions generally depend on where they live or own property within the neighborhood. Higher residential density and housing options are more desirable to property owners north of the Seattle City Light right of way than south of the right of way. Additionally, there was overall support for a neighborhood retail node that would provide additional neighborhood services. Neighborhood input also indicated that the neighborhood's existing characteristics were an asset as it was described as a "rural oasis in the city." Except for the approximate 15-acre Raisbeck property located along the west side of the neighborhood and bordering MLKJRWS, which is the subject of this rezone request, future development is likely to be small scale (short plats) and developed incrementally. Development of less than 4 lots does not require frontal improvements nor would a through connection be financially feasible for most short plat developers. The lack of regional stormwater facilities and the difficulties associated with on -site storm infiltration and/or detention on steep slopes impacts the near term developability of many properties. In areas where redevelopment is more feasible, the needed water and sewer infrastructure improvements identified in the study can be incrementally installed. The incrementally added infrastructure will be able to support the long-term service objectives outlined within the study. Enhancing and improving the circulation system is feasible from an engineering standpoint but not likely from a financial standpoint. The 1,200-foot-long dead end road (twice the length of the City's maximum standard) can be eliminated by connecting between the 109th/48th and Page 3 of 12 05/29/2018 110th/49th Avenue S intersections. The City, however, has many street projects, and this new connection is unlikely in the near future as a public project. Finally, the Raisbeck property, which is the Vintage@Tukwila site, is a linchpin for extending sewer service to properties north of the Seattle City Light right of way and south of S. 107tn Street. Vicinity/Site Information The subject site is in the Ryan Hill neighborhood and is primarily characterized by environmentally sensitive features located on or in its vicinity. The topographic survey provided by the applicant gives details on vegetation, watercourse and wetlands as well as topographic lines. Landslide Class 2 — Moderate and Class 3 - High landslide areas with topographic slopes that range from 15 — 40%. Wetlands and Stream The wetland and watercourse delineation report that was prepared for this application identified the following: Type 3 watercourse — Ryan Hill Stream. (Stream A) is located to the north of the site and bisects the northeast corner of Parcel D. Most of the wetlands are located around the periphery of the site but whose buffers extend onto the site. The exception is Wetland B. Wetland B is a type IV located in the center of the project site and requires 50 foot buffers. From the Tukwila Municipal Code: "Category IV wetlands have the lowest levels of functions (scores less than 30 points) and are often heavily disturbed. While these are wetlands that should be able to be replaced or improved, they still need protection because they may provide some important functions. Any disturbance of these wetlands will be considered on a case by case basis." (TMC 18.45.080 Wetlands Designations, Ratings and Buffers) Any future development will need to be setback from the wetlands and their buffers. Wetlands A and AA are category II and are located along Ryan Hill Stream and are required to have 100 foot buffers. Wetland C, a category III wetland, which has an 80 foot regulatory buffer, is located on the south of the site and extends onto the Seattle City Light property. There are two other category III wetlands, on the parcel north of the site. (Wetlands E & F — Topographic Survey) Page 4 of 12 05/29/2018 .'' 1 DP-10 1`� jet . r j -; . • S ' _ DP•11 k- , • 1 kiC: ,i "...tA. . Jr: �c •t•,,.- '.' .44; t DP-1? :- 1 , s ▪ 1 % •r 2 DP-31i dr • irt • 'V 'MA Ilk DP-? J. • 1100* - vx • _ • +ate,, j -'t y I l • •.r •. n .a �• 01 - s 1. ins:1 }.\• DP-7 i, iiii a I �N C P-8 L • a. '1I DP c. p ` - , it`i DP-6 r ct Aqi.'`-t'... J. >. �•.04• .0•4•T• .« -w t• + .• !4 -1 ,-4; p f/= s.4 J1- S� • 4` '� � .-1. 1� 'te a` • • r _ '�. •f i 4- S' b a 1444Z•• 1 1 . c1.. _i_ • •ea, • ,t OP-13 4- .- t,• /JCfii �i�I+� .,.+�••+w : •..ter � -' !: ' .4i.Z.72712 6.024.6f ::. rll is not a Survey. r ►,'. cures depicted are approximate only and may not be to ,tale Page 5 of 12 05/29/2018 Access The local circulation map, Figure 3, shows the street system that exists in the Ryan Hill neighborhood. Sidewalks exist along S. Ryan Way and intermittently on 51 Avenue S. Bicycle facilities are also in place on 51 Avenue S. King County Metro Route 107 is between '/4 and '/2 mile to the east and runs along 51 Avenue S. and Route 124 on E. Marginal Way S. is about a mile to the west. The Rainier Beach Link Station is 1.3 miles to the north. r-: okt a • ' • y. �— .s r" may,. * '.-� t. - .i yl,.-. • i „ _•u _s' — 1 • `r 1 .41 • J •r• .19 „ r - f X i► ' d. vim. ..gip,' . _ Y irk t r 4 •1". Jr :. i, 'y*' ,, - y • . '. .-; 71' 4 i' ti .►'!, ,01 _-•t - .- t i• k %'y i• - - . • • - Page 6 of 12 05/29/2018 Land Use/Development History There are 26 lots adjacent to 47th/109th/48th onto which the subject properties will access, 8 of which are developed with a single family home. The lots range in size from 3,500 square feet to 41,765 square feet. All but three homes, addressed as 10709, 10719, and 10729 47th Avenue S., were built pre-1964. The three addresses listed were built in 2003 and 2001 and are hooked up to the City's sewer system. The remaining five homes are on septic systems. A review of King County Assessor's property reports shows that they have designated that area as having moderate to high traffic noise. In this area, the assessed value of the developed single family homes range from $200,000 to $373,000. Also within this specific 26 lot area, four Tots were acquired by King County for property owner failure to pay property tax, two of which have since been sold at auction, which is evidence of the instability in ownership in this area. City Council Decision (TMC 18.84.030) The City Council has the authority to deny, approve, or approve with conditions and safeguards as it deems necessary to protect or enhance the health, safety, and welfare of the surrounding area, and to ensure that the rezone fully meets the findings set forth in the Decision Criteria (TMC 18.84.020,) which are outlined below. 1. The proposed amendment to the Zoning Map is consistent with the goals, objectives, and policies of the Comprehensive Plan. (TMC18.84.020 - Criteria) During the 2015 Comprehensive Plan update process, there was considerable interest in the need to maintain and enhance residential neighborhoods, while providing housing choices. The Comprehensive Plan describes LDR as follows: Low -Density Residential: Areas primarily characterized by detached single-family residential structures and their accessory uses, along with educational, institutional, and recreational uses. Density may vary by neighborhood and for projects proposing innovative housing types such as cottage housing. These uses and densities are modified where covered by the Commercial Redevelopment, Urban Renewal, Tukwila South, and Public Recreation Overlays. The Comprehensive Plan describes HDR as follows: High -Density Residential: Areas characterized by larger and higher density multi -family buildings and their accessory uses, along with educational, institutional, and recreational uses. Although not stated, high density neighborhoods have typically been located adjacent to and along major transportation corridors. They have been used to separate noisier uses and areas from the single family areas and to provide housing in neighborhood and regional centers of the City. Page 7 of 12 05/29/2018 The Comprehensive Plan's highest priority objective is the following: Objective. "To improve and sustain residential neighborhood quality and livability." Numerous goals and policies clarify and support this objective. Some representative examples from the Housing and Residential Neighborhoods elements follow: Housing Goal 3.1 The City of Tukwila provides the City's fair share of regional housing. Housing Policy 3.6.1 Encourage long-term residency by improving neighborhood quality, health and safety. Residential Neighborhoods Goal 7.1 Residential Land Use Pattern: A land use pattern that encourages a strong sense of community by grouping compatible and mutually supportive uses and separating incompatible uses. Residential Neighborhoods Goal 7.4 Neighborhood Sustainability: Continuing enhancement and revitalization of residential neighborhoods to encourage long-term residency and environmental sustainability. Residential Neighborhoods Implementation strategies support retaining LDR zoning and encourage infrastructure improvements as follows: • Continued emphasis on existing land use patterns to protect and preserve residential uses. • Investment in public works and infrastructure improvements. • Continue to develop and implement the Residential Street Program in the CIP. • Development of a variety of new housing, including single-family homes. Residential Neighborhood and Sub -Area Vitality City -planned utility improvements and extensions place priority on improving and sustaining residential neighborhood quality and livability. Utility investments affect neighborhood quality of life and the ability to realize established visions for specific sub -areas. (City of Tukwila Comprehensive Plan, 2015) Tukwila functional plans Tukwila parks and open space do not exist in this neighborhood. The Parks Recreation and Open Space (PROS) Plan has identified the need for a neighborhood park but implementation is shown beyond 2023. A "Ryan Hill Park" is planned "following the upgrade of the local sewer service in the area, which would drive additional housing demand." (Tukwila Parks, Recreation, and Open Space Plan; 2013) Sanitary sewer service. The Ryan Hill neighborhood encompasses 116 acres with less than a mile of sewer. The capital plan for Sanitary Sewer identifies a $1.9 million sewer revitalization for the area but the timeline is beyond 2022. The justification for the project are the existing septic systems that are failing and creating public health hazards. Comprehensive Plan policy 12.1.22 Serve all existing and potential residences and businesses with a sewer utility. The Capital Facilities Plan identifies a $1.9 million sewer project for the neighborhood with the justification that septic systems are failing in the area. Page 8 of 12 05/29/2018 f � (1 The proposed project would extend sanitary sewer from MLKJWS on the site and then per the City's Infrastructure Design and Construction Standards Manual extend it to the east property line. Bringing the sewer an additional 100 feet to the adjacent right of way would provide an opportunity for future extensions and hook-ups to the sanitary system. Tukwila water service is available to serve the higher intensity land use; however, because the system is not looped the pressure is not adequate for larger buildings. Construction will likely require modifications to structure size to accommodate the lower pressure. Access in the neighborhood is via two neighborhood arterials — Ryan Way and 51st Avenue S., which have adequate capacity but are not complete streets. Ryan Way does not have bicycle facilities and 51st Avenue S. has sporadic pedestrian facilities. The local access street, 47th Avenue S., meets the minimum street right of way width standard of 50-60 feet, is over 1,000 feet in length and does not contain a turn -around. 600 feet is the City standard for cul-de-sacs the City standard for neighborhood block size is no more than 1,000 feet on one side and double loaded lots on the width. On the other lots along 47th Avenue S., future single family development is likely to be through individual single family home construction permits and short plats that do not typically result in sidewalks or public street improvements. The condition of the street however is not adequate for a higher density project. For example, the pavement width and shoulders are uneven. Financial Planning Model Policy FP-6 — The financing of limited benefit capital improvements (Le. private development) should be borne by the primary beneficiaries of the improvement. The principle underlying limited benefit is that the property is peculiarly benefited and therefore the owners do not in fact pay anything in excess of what they receive by reason of such improvement. Policy FP-7 — Each Enterprise Fund shall be reviewed annually and it must have a rate structure adequate to meet its operations & maintenance and long-term capital requirements. The program manager for the Sewer Comprehensive Plan stated that developers must bear the burden of extending sewer into this area. 2. The proposed amendment to the Zoning Map is consistent with the scope and purpose of TMC Title 18, "Zoning Code," and the description and purpose of the zone classification applied for. (TMC 18.84.020 Criteria) If approved, the requested map change would rezone approximately 10.5 acres from Tukwila's Low Density Residential to the High Density Residential designation/zone. The Comprehensive Plan states that high -density residential areas are characterized by larger and higher density multi -family buildings and their accessory uses, along with education, institutional and recreational uses. The HDR District (TMC 18.14.010) implements the Comprehensive Plan designation of high density residential. The Zone is used to designate areas that allow up to Page 9 of 12 05/29/2018 22.0 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide a high -density, multiple -family district that is also compatible with commercial and office areas. Consideration was given to the land uses and development standards in the two different zones. The difference between the two zones in terms of land use are that in HDR the following uses are permitted and are not allowed in LDR: boarding homes; convalescent, assisted living and nursing homes for up to 12 patients; townhouses and multifamily (22 units per acre) and senior housing (at 60/units per acre;) libraries, museums, and public art galleries; and manufactured home parks. If the property were rezoned as HDR, and did not redevelop as currently proposed by the applicant, the range of other uses listed above could be developed as permitted uses. 3. There are changed conditions since the previous zoning became effective to warrant the proposed amendment to the Zoning Map; (TMC 18.84.020(3)) and In November of 2016, central Puget Sound voters approved a funding package that includes the construction of a new Tight rail station within a mile of the site. The Station is scheduled for completion in the 2030s and provides access to a high capacity transit system. One half mile is the usual walk shed for rail systems but bus routes are rerouted to provide feeder service to the stations. Boeing Access Road and S. Ryan Way will be a major route to serve the station. The opportunity to have high quality transit access was not funded until 2016. The current economic impact on the regional housing market was not expected. The price of homes is rising faster in the Seattle area than anywhere else in the nation. Since the downturn in 2007, home prices are up 23.9%. Seattle leads the nation in year over year and month over month home price growth. The applicant proposes an affordable senior housing project. A major initiative to fund, build and replace City buildings (Public Facilities Plan, Tukwila 2016) will impact the overall Capital Improvement Program and likely delay any identified neighborhood infrastructure improvements thereby delaying upgrades and public infrastructure in this neighborhood. Development is and will be expected to continue to pay for itself. 4. The proposed amendment to the Zoning Map will be in the interest of furtherance of the public health, safety, comfort, convenience, and general welfare, and will not adversely affect the surrounding neighborhood, nor be injurious to other properties in the vicinity in which the subject property is located. (TMC 18.84.040(4)) The City's Capital Facilities Plan shows the need for urban infrastructure improvements in this neighborhood for a neighborhood park and a sewer system to serve the area. Timing and funding for these facilities, however, has not been identified. The lots that are south of S. 107th Street and west of 50th Avenue S. are dependent on access to the sanitary sewer line in MLKJWS. The rezone will allow a project that will provide affordable housing, provide new construction that could serve to anchor the area and create a higher standard of design quality as required by the City's rigorous design review process. Development of the site would improve the infrastructure for the neighborhood and make sanitary sewers possible in the near term for property owners. Page 10 of 12 05/29/2018 % \ CONCLUSIONS Below are the four decision criteria in bold and the conclusions drawn from the findings above. 1. The proposal is consistent with the goals, objectives and policies of the Comprehensive Plan. The 2015 Comprehensive Plan update reaffirmed Tukwila's highest priority objective, "To improve and sustain residential neighborhood quality and livability." This neighborhood is a challenging area because of the lack of public facilities and environmentally challenging land of slopes and water. The subject site, although it borders the interstate and MLKJWS on the west, has no access except through a local access street that is bordered by single family homes. The public facilities identified to support and serve this area are not funded in the near or mid- term. The proposal would be able to pay for urban services and amenities that would support the overall livability and quality of this residential neighborhood. Specifically, access to the site is via 47th Avenue S. and S. 109 Street west of 47th Avenue S, which are not adequate for higher density travel, would need to be improved. Their improvement would improve overall neighborhood quality; therefore, the City Council concludes that as part of the future project and as a condition of this rezone, the applicant should make street improvements that meet the City's infrastructure standards including sidewalks. Sanitary sewer would be extended as part of the future project from MLKWJS onto the site and to the east property line. To benefit the neighborhood, the extension of the sewer to the adjacent public right of way would also fulfill the Comprehensive Plan's goal of improving neighborhood quality and livability and fulfilling the policy of serving all residences with sewer service. The City Council concludes that conditioning the rezone to require the extension of the sewer line to the right of way to the east will increase the access and the feasibility and decrease the total system cost for sanitary sewers in the neighborhood and therefore meet the criteria. 2. The proposal is consistent with the scope and purpose of the Zoning Code and the description and purpose of the HDR zone. High density development lends itself to clustering and thereby preserving sensitive areas and open space. The entire property would be under one owner and manager thereby limiting the incremental impacts typical of individual homeowners on trees, wetlands and streams. 3. There are changed conditions since the previous zoning became effective to warrant the amendment to the Map. Residents of the City have stated that they are struggling and being displaced due to the impact of rising rents and the high cost of homeownership. The unprecedented economic impact caused by the regional demand for housing is hurting members of the community who are economically challenged. The proposal could provide affordable housing for seniors as well as basic public facilities that would support the surrounding property owners. Page 11 of 12 05/29/2018 4. The proposal shall be in the interest of furthering the public health, safety, comfort, convenience and general welfare and will not adversely affect the neighborhood or be injurious to the properties in the vicinity. Of benefit to the neighborhood with the project would be the opportunity to connect to sanitary sewer and a reduced overall cost because of the approximate 800 linear feet that would be built by the project developers. Development of the subject site requires the applicant to bring the sewer Tine onto the property and to the east property line. The City Council concludes that in order to meet the criteria the rezone should be conditioned with the requirement to bring the sewer line an additional 100 feet to 47th Avenue S. to assist with the availability of the system for expanded neighborhood use. Comment from emergency service providers and the results of the traffic analysis indicate that left turning movements are difficult onto S. Ryan Way and would be a concern with increase in trips associated with the rezone. In order to further the interests of public safety, comfort and convenience, the City Council concludes that the rezone should be conditioned to require left turn pockets to facilitate and assist in maintaining adequate level of service and safety in entering and exiting 47th Avenue S. from S. Ryan Way. The City Council concludes that redesignating the site to HDR would be in the best interest of the neighborhood subject to specific conditions that would support the Comprehensive Plan's priority of creating high quality residential neighborhoods and further the public's health, safety and comfort. Page 12 of 12 05/29/2018 / f1 05-24-18 VINTAGE @ TUKWILA LEGAL DESCRIPTION: PARCEL A: EXHIBIT C LOT 165, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT PORTIONS CONDEMNED BY THE CITY OF SEATTLE FOR TRANSMISSION LINE PURPOSES IN SUPERIOR COURT CAUSE NO. 469557 AS CONTEMPLATED BY ORDINANCE NO. 82986; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1, BY DEED RECORDED MARCH 07, 1963 UNDER RECORDING NO. 5552941, RECORDS OF KING COUNTY; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5695665; AND EXCEPT THAT PORTION THEREOF IF ANY LYING WITHIN STREET. TAX ACCOUNT NO.: 334840-1800-07 PARCEL B: LOT 166, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF CONVEYED TO STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5552940. TAX ACCOUNT NO.: 334840-1810-05 PARCEL C: LOTS 167 TO 170, GARDENS ADDITION ACCORDING TO THE PAGE 82, RECORDS INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW TO THE CITY OF SEATTLE DIVISION NO. 2, PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, OF KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 597316. TAX ACCOUNT NO.: 334840-1820-03 PARCEL D: LOTS 171 TO 173, GARDENS ADDITION ACCORDING TO THE PAGE 82, IN KING INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW TO THE CITY OF SEATTLE DIVISION NO. 2, PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 601962. TAX ACCOUNT NO.: 334840-1860-04 City of Tukwila Public Notice of Ordinance Adoption for Ordinances 2577-2578. On June 18, 2018 the City Council of the City of Tukwila, Washington, adopted the following ordinances, the main points of which are summarized by title as follows: Ordinance 2577: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING THE COMPREHENSIVE PLAN AS PART OF THE ANNUAL DOCKET FOR 2018 BY MODIFYING THE COMPREHENSIVE PLAN LAND USE MAP FOR THE VINTAGE@TUKWILA REZONE; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. Ordinance 2578: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, REZONING CERTAIN REAL PROPERTY LOCATED IN THE RYAN HILL NEIGHBORHOOD AND KNOWN AS VINTAGE@TUKWILA FROM LOW DENSITY RESIDENTIAL (LDR) TO HIGH DENSITY RESIDENTIAL (HDR); PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. The full text of this ordinance will be provided upon request. Christy O'Flaherty, MMC, City Clerk Published Seattle Times: June 21, 2018 Washington Ordinance No. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING THE COMPREHENSIVE PLAN AS PART OF THE ANNUAL DOCKET FOR 2018 BY MODIFYING THE COMPREHENSIVE PLAN LAND USE MAP FOR THE VINTAGE@TUKWILA REZONE; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the City of Tukwila is required to plan under the Growth Management Act (RCW 36.70A.040); and WHEREAS, the Growth Management Act requires that comprehensive plans and development regulations be subject to continuing evaluation and review and allows comprehensive plans to be amended on an annual basis, but no more than once a year, with certain exceptions; and WHEREAS, the Growth Management Act provides that amendments to comprehensive plans shall be considered simultaneously with an evaluation of the cumulative effects of the requested amendments and for general consistency of each amendment with the Plan, while also allowing for separate review and adoption of each individual proposal; and WHEREAS, the City received a request in December 2016 (File No. PL16-0062) from a property owner for rezone of their properties as part of the annual Comprehensive Plan amendment process; and WHEREAS, the application for Vintage@Tukwila, which is an active senior living residential development, was postponed from consideration in 2017 pending additional review and analysis of area -wide impacts to the Ryan Hill neighborhood, which has been completed; and WHEREAS, sanitary sewer service to the neighborhood is needed to ensure public health and neighborhood quality; the conditions analysis shows that the Vintage@ Tukwila site is critical to extending sewer to the neighborhood; and property owners and residents do not oppose higher density development in this part of the neighborhood; and W: Word Processing\Ordinances\Vintage@Tukwila Comp Plan Land Use Map 5-18-18 MB:bjs Page 1 of 3 WHEREAS, Vintage@Tukwila's rezone application is now being considered as part of the 2018 amendments to the Comprehensive Plan; and WHEREAS, the City of Tukwila provided the required 60-day notification of the proposed Comprehensive Plan amendments to the Washington State Department of Commerce under RCW 36.70A.106; and WHEREAS, on May 24, 2018, the City of Tukwila issued a Determination of Nonsignificance pursuant to the State Environmental Policy Act (SEPA) (Chapter 197- 11 WAC) and Tukwila Municipal Code Title 21 for the proposed change to the Vintage@Tukwila site on the Comprehensive Plan Land Use Map; and WHEREAS, on June 4, 2018, the City Council held a duly noticed public hearing to receive comments on the proposed changes to the Comprehensive Plan Land Use Map; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Findings and Conclusions. The City Council hereby adopts the Findings and Conclusions, attached hereto as Exhibit B and incorporated by this reference as if fully set forth herein. Section 2. Comprehensive Plan Land Use Map Change Approved. The Vintage@Tukwila site is located in the block bounded by S. Ryan Way, 47th Avenue S., Seattle City Light right-of-way, and Martin Luther King Jr. Way S., located in Tukwila, Washington, King County. The site is further identified as tax parcels: 3348401800, 3348401810, 3348401820 and 3348401860, and as legally described and shown in the attached Exhibit C. The site, which contains Parcels A through D, is hereby rezoned from Low Density Residential (LDR) to High Density Residential (HDR), as shown in the attached Exhibit A, subject to the following conditions: 1. 47th Avenue S. between S. Ryan Way and S. 109th Street, and S. 109th Street between the site and 47th Avenue S., shall be improved with curbs, gutters, sidewalks, street illumination, and storm water facilities, in accordance with the City's Infrastructure Design and Construction Standards Manual in effect at the time of building permit application, prior to receiving a certificate of occupancy for the development on the site. 2. The sanitary sewer line that serves the development on the site shall be extended to 47 Avenue S. at the time of the development in accordance with the City's Infrastructure Design and Construction Standards manual in effect at the time of building permit application. 3. On S. Ryan Way, a westbound (WB) left -turn pocket, and on 47th Avenue S., a northbound (NB) left -turn pocket, shall be installed prior to receiving a certificate of occupancy for development on the site. 4. Within 60 days of passage of this ordinance, the applicant shall record against the subject property a covenant or other document approved by the City, listing the development conditions associated with the site. W. Word Processing\Ordinances\Vintage@Tukwila Comp Plan Land Use Map 5-18-18 MB:bjs Page 2 of 3 5. The applicant must apply for a development permit for the proposed project within 36 months of the effective date of this ordinance. 6. Failure to comply with the conditions set forth herein shall cause the change to the Comprehensive Plan Land Use Map to be null and void, and the subject property shall revert to the zoning immediately preceding passage of this ordinance. Section 3. Map Amendment Authorized. The Community Development Director, or his designee, is hereby authorized to amend the City's official Comprehensive Land Use Map to show the changes in designation from LDR to HDR for the Vintage@Tukwila site as authorized in Section 2 of this ordinance. Section 4. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section/subsection numbering. Section 5. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 6. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF UKWILA, WASHINGTON, at a Regular Meeting thereof this / "-1Nday of \n11 Q , 2018. ATTEST/AUTHENTICATED: ., Cle""� (L,(H(» i-- Christ O'Flahert MMC, City Chri y y, APPROVED AS TO FORM BY: ¥-RAchel B. Turpin, City Attorney Allan Ekberg, Mayor Filed with the City Clerk: y C-. I J Passed by the City Council: /,. - i 1 -id Published: Effective Date: (7 - _) &> Ordinance Number: ) ` 1 Exhibit A — Comprehensive Plan Map / Site Map Exhibit B — Findings and Conclusions Staff Report (File No. PL16-0062) Exhibit C — Legal Description W: Word Processing\Ordinances\Vintage@Tukwila Comp Plan Land Use Map 5-18-18 MB:bjs Page 3 of 3 Map Change Site LDR to HDR Parcel D Tax ID 334840-1860 LDR Parcel C Tax ID 334840-1820 Parcel B Tax ID 334840 1810 Pa cel A Tax ID 334840-18x1_. EXHIBIT A 4.1070141 LUR HC City of Tukwila Allan Ekberg, Mayor Department of Community Development Jack Pace, Director Findings Request Exhibit B The applicant requests an amendment to the Comprehensive Plan's Land Use Map and a corresponding rezone from Low Density Residential (LDR) to High Density Residential (HDR) on four adjacent undeveloped lots totaling 10.5 acres. If the Comprehensive Plan's Land Use and the Zoning map changes are approved, the contract purchaser proposes to construct 247 Senior Housing units in a four-story structure on the four southerly parcels A - D. (Figure 1). Changing the Comprehensive Plan and Zoning maps are no guarantee that the project would be built as initially proposed but is provided as an example of a potential future development. The Comprehensive Plan and Zoning Designations and the subject site are outlined in green. Existing LDR zoning is shaded in yellow, High Density Residential located along 51 Avenue S. in brown, Commercial Light Industrial in purple and Office in blue. Comprehensive Plan Amendment and Rezone Decision Criteria (TMC 18.84.020): The City Council's decision to grant a Comprehensive Plan map change and rezone shall be supported by written findings and conclusions showing specifically that all of the following conditions exist. Approval of the map changes requires the adoption of an ordinance. Map Change Site Parcel B' Tax Ill 3344 1810 39,390 sq.ft.l, Background CLI earcet ll Tax ID 334840- 1860 186,001 sq.ft. LDR Parcel C Tax ID 334840- 1820 (58,558 sq.ft. LDR 0 Parcel A 1 4---- Tax ID 334840718100 7,874 sq: ft. i r; I d4 h Ara S 1 (1 R 1(177, $I 1_ 011 HE Annexation History The subject property became part of Tukwila in 1989 as part of the Fire District #1 annexation. At the time of annexation, the property was zoned to reflect the prior King County zoning. When the Comprehensive Plan and city-wide zoning were subsequently reviewed, no changes were proposed to the original King County designations. Public Comment On May 2, 2017, staff held the required public information meeting for residents and property owners within 500 feet of the site. Several property owners attended the meeting to ask Page 2 of 12 05/29/2018 questions. One written comment was received that stated opposition to additional traffic on 47Avenue S. because of safety concerns for local children and provided the opinion that 47 Avenue S. is not capable of handling the additional traffic volume. They requested that access to the proposed multi -family development site be from Martin Luther King Junior Way South (MLKJWS). The City Engineer responded that MLKJWS is designated by Washington State Department of Transportation as limited access and therefore not available for ingress/egress. The City Engineer has requested that at the time of a future development proposal that additional traffic analysis be provided. Because of the lapse in time since the required public meeting in May of 2017, and the initiation of neighborhood -wide meeting in November of 2017 (see "Ryan Hill Neighborhood Study" section below), staff held a second public meeting using an expanded mailing. There were no citizens or comments received at the May 9, 2018 public meeting. Ryan Hill Neighborhood Study Staff initiated a neighborhood -wide study that looked at existing conditions, potential development scenarios and surveyed property owners and residents. The study revealed a number of things that were unknown. The residents and property owners have differing opinions about the future of the neighborhood. Opinions generally depend on where they live or own property within the neighborhood. Higher residential density and housing options are more desirable to property owners north of the Seattle City Light right of way than south of the right of way. Additionally, there was overall support for a neighborhood retail node that would provide additional neighborhood services. Neighborhood input also indicated that the neighborhood's existing characteristics were an asset as it was described as a "rural oasis in the city." Except for the approximate 15-acre Raisbeck property located along the west side of the neighborhood and bordering MLKJRWS, which is the subject of this rezone request, future development is likely to be small scale (short plats) and developed incrementally. Development of less than 4 lots does not require frontal improvements nor would a through connection be financially feasible for most short plat developers. The lack of regional stormwater facilities and the difficulties associated with on -site storm infiltration and/or detention on steep slopes impacts the near term developability of many properties. In areas where redevelopment is more feasible, the needed water and sewer infrastructure improvements identified in the study can be incrementally installed. The incrementally added infrastructure will be able to support the long-term service objectives outlined within the study. Enhancing and improving the circulation system is feasible from an engineering standpoint but not likely from a financial standpoint. The 1,200-foot-long dead end road (twice the length of the City's maximum standard) can be eliminated by connecting between the 109th/48th and Page 3 of 12 05/29/2018 / 110th/49th Avenue S intersections. The City, however, has many street projects, and this new connection is unlikely in the near future as a public project. Finally, the Raisbeck property, which is the Vintage@Tukwila site, is a linchpin for extending sewer service to properties north of the Seattle City Light right of way and south of S. 107th Street. Vicinity/Site Information The subject site is in the Ryan Hill neighborhood and is primarily characterized by environmentally sensitive features located on or in its vicinity. The topographic survey provided by the applicant gives details on vegetation, watercourse and wetlands as well as topographic lines. Landslide Class 2 — Moderate and Class 3 - High landslide areas with topographic slopes that range from 15 — 40%. Wetlands and Stream The wetland and watercourse delineation report that was prepared for this application identified the following: Type 3 watercourse — Ryan Hill Stream. (Stream A) is located to the north of the site and bisects the northeast corner of Parcel D. Most of the wetlands are located around the periphery of the site but whose buffers extend onto the site. The exception is Wetland B. Wetland B is a type IV located in the center of the project site and requires 50 foot buffers. From the Tukwila Municipal Code: "Category IV wetlands have the lowest levels of functions (scores less than 30 points) and are often heavily disturbed. While these are wetlands that should be able to be replaced or improved, they still need protection because they may provide some important functions. Any disturbance of these wetlands will be considered on a case by case basis." (TMC 18.45.080 Wetlands Designations, Ratings and Buffers) Any future development will need to be setback from the wetlands and their buffers. Wetlands A and AA are category II and are located along Ryan Hill Stream and are required to have 100 foot buffers. Wetland C, a category III wetland, which has an 80 foot regulatory buffer, is located on the south of the site and extends onto the Seattle City Light property. There are two other category III wetlands, on the parcel north of the site. (Wetlands E & F — Topographic Survey) Page 4 of 12 05/29/2018 N DP-4 r. r e.` a_ r it. ,. . • -.. ,-y w. ,.. _ 1� .,, . ,., . DP-12 -.. ,•i • ▪ _ • - •,s1.0 at' 1 • •'1 , -I - • :'-' ' DP•7 1 [P-8 1 i " I A: 4 ...) 14?r'-'''- 1. • ' rt..—IBL DP 5 t, ►rri; .,. . D P-b ' 1` ;, f• .4. , . r DP-2 v✓'}. ' • • • =,o P14• f� ° lr� •� r r i 41o.• I DP-13 t dricitisl.afribt.-..„-i-i.....:L , .. %Irv% „, w 1 - - 3. c;1 4ii0,72712 6.024.65 f hi is not surve,,features cis: ictr are a'.);)!uxirr ate anti may not be to scale Page 5 of 12 05/29/2018 Access The local circulation map, Figure 3, shows the street system that exists in the Ryan Hill neighborhood. Sidewalks exist along S. Ryan Way and intermittently on 51 Avenue S. Bicycle facilities are also in place on 51 Avenue S. King County Metro Route 107 is between 1/4 and % mile to the east and runs along 51 Avenue S. and Route 124 on E. Marginal Way S. is about a mile to the west. The Rainier Beach Link Station is 1.3 miles to the north. ♦.?'-s.0. -• i eN. +t-. ar ✓` ▪ : r E`er, .• ` ±4 • - • /1- •t ,. u et- •� ° -3 • '-t►l. • r _..s• - a1. r ^ - . ' . r17:) .:742Y+Qr fir, •b t' •(, < -f v _ • — ' a • aC► • j1,*aj, %k ,• . '. h`•a tatlia - • • it 1"• ,! • t• •.. •- ii 'fir. . i 's o. 41 • • !�_ `r Fa �� t• t a_ 4_ J :ice•°▪ '' • �. • �y • ' yr . y'- ' •rt 1 •tw • . • }. • ♦ 1.3 , 1.. . �� Ru r• _ a9 r — •;— — `.• .1. t , ` �q i• °J.." r" 1` brit , y F • • 1 / • ` • i+ Page 6 of 12 05/29/2018 Land Use/Development History There are 26 lots adjacent to 47th/109th/48th onto which the subject properties will access, 8 of which are developed with a single family home. The lots range in size from 3,500 square feet to 41,765 square feet. All but three homes, addressed as 10709, 10719, and 10729 47th Avenue S., were built pre-1964. The three addresses listed were built in 2003 and 2001 and are hooked up to the City's sewer system. The remaining five homes are on septic systems. A review of King County Assessor's property reports shows that they have designated that area as having moderate to high traffic noise. In this area, the assessed value of the developed single family homes range from $200,000 to $373,000. Also within this specific 26 lot area, four lots were acquired by King County for property owner failure to pay property tax, two of which have since been sold at auction, which is evidence of the instability in ownership in this area. City Council Decision (TMC 18.84.030) The City Council has the authority to deny, approve, or approve with conditions and safeguards as it deems necessary to protect or enhance the health, safety, and welfare of the surrounding area, and to ensure that the rezone fully meets the findings set forth in the Decision Criteria (TMC 18.84.020,) which are outlined below. 1. The proposed amendment to the Zoning Map is consistent with the goals, objectives, and policies of the Comprehensive Plan. (TMC18.84.020 - Criteria) During the 2015 Comprehensive Plan update process, there was considerable interest in the need to maintain and enhance residential neighborhoods, while providing housing choices. The Comprehensive Plan describes LDR as follows: Low -Density Residential: Areas primarily characterized by detached single-family residential structures and their accessory uses, along with educational, institutional, and recreational uses. Density may vary by neighborhood and for projects proposing innovative housing types such as cottage housing. These uses and densities are modified where covered by the Commercial Redevelopment, Urban Renewal, Tukwila South, and Public Recreation Overlays. The Comprehensive Plan describes HDR as follows: High -Density Residential: Areas characterized by larger and higher density multi -family buildings and their accessory uses, along with educational, institutional, and recreational uses. Although not stated, high density neighborhoods have typically been located adjacent to and along major transportation corridors. They have been used to separate noisier uses and areas from the single family areas and to provide housing in neighborhood and regional centers of the City. Page 7 of 12 05/29/2018 The Comprehensive Plan's highest priority objective is the following: Objective. "To improve and sustain residential neighborhood quality and livability." Numerous goals and policies clarify and support this objective. Some representative examples from the Housing and Residential Neighborhoods elements follow: Housing Goal 3.1 The City of Tukwila provides the City's fair share of regional housing. Housing Policy 3.6.1 Encourage long-term residency by improving neighborhood quality, health and safety. Residential Neighborhoods Goal 7.1 Residential Land Use Pattern: A land use pattern that encourages a strong sense of community by grouping compatible and mutually supportive uses and separating incompatible uses. Residential Neighborhoods Goal 7.4 Neighborhood Sustainability: Continuing enhancement and revitalization of residential neighborhoods to encourage long-term residency and environmental sustainability. Residential Neighborhoods Implementation strategies support retaining LDR zoning and encourage infrastructure improvements as follows: • Continued emphasis on existing land use patterns to protect and preserve residential uses. • Investment in public works and infrastructure improvements. • Continue to develop and implement the Residential Street Program in the CIP. • Development of a variety of new housing, including single-family homes. Residential Neighborhood and Sub -Area Vitality City -planned utility improvements and extensions place priority on improving and sustaining residential neighborhood quality and livability. Utility investments affect neighborhood quality of life and the ability to realize established visions for specific sub -areas. (City of Tukwila Comprehensive Plan, 2015) Tukwila functional plans Tukwila parks and open space do not exist in this neighborhood. The Parks Recreation and Open Space (PROS) Plan has identified the need for a neighborhood park but implementation is shown beyond 2023. A "Ryan Hill Park" is planned "following the upgrade of the local sewer service in the area, which would drive additional housing demand." (Tukwila Parks, Recreation, and Open Space Plan; 2013) Sanitary sewer service. The Ryan Hill neighborhood encompasses 116 acres with less than a mile of sewer. The capital plan for Sanitary Sewer identifies a $1.9 million sewer revitalization for the area but the timeline is beyond 2022. The justification for the project are the existing septic systems that are failing and creating public health hazards. Comprehensive Plan policy 12.1.22 Serve all existing and potential residences and businesses with a sewer utility. The Capital Facilities Plan identifies a $1.9 million sewer project for the neighborhood with the justification that septic systems are failing in the area. Page 8 of 12 05/29/2018 r� r-� The proposed project would extend sanitary sewer from MLKJWS on the site and then per the City's Infrastructure Design and Construction Standards Manual extend it to the east property line. Bringing the sewer an additional 100 feet to the adjacent right of way would provide an opportunity for future extensions and hook-ups to the sanitary system. Tukwila water service is available to serve the higher intensity land use; however, because the system is not looped the pressure is not adequate for larger buildings. Construction will likely require modifications to structure size to accommodate the lower pressure. Access in the neighborhood is via two neighborhood arterials — Ryan Way and 51 st Avenue S., which have adequate capacity but are not complete streets. Ryan Way does not have bicycle facilities and 51 st Avenue S. has sporadic pedestrian facilities. The local access street, 47th Avenue S., meets the minimum street right of way width standard of 50-60 feet, is over 1,000 feet in length and does not contain a turn -around. 600 feet is the City standard for cul-de-sacs the City standard for neighborhood block size is no more than 1,000 feet on one side and double loaded lots on the width. On the other lots along 471h Avenue S., future single family development is likely to be through individual single family home construction permits and short plats that do not typically result in sidewalks or public street improvements. The condition of the street however is not adequate for a higher density project. For example, the pavement width and shoulders are uneven. Financial Planning Model Policy FP-6 — The financing of limited benefit capital improvements (i.e. private development) should be borne by the primary beneficiaries of the improvement. The principle underlying limited benefit is that the property is peculiarly benefited and therefore the owners do not in fact pay anything in excess of what they receive by reason of such improvement. Policy FP-7 — Each Enterprise Fund shall be reviewed annually and it must have a rate structure adequate to meet its operations & maintenance and long-term capital requirements. The program manager for the Sewer Comprehensive Plan stated that developers must bear the burden of extending sewer into this area. 2. The proposed amendment to the Zoning Map is consistent with the scope and purpose of TMC Title 18, "Zoning Code," and the description and purpose of the zone classification applied for. (TMC 18.84.020 Criteria) If approved, the requested map change would rezone approximately 10.5 acres from Tukwila's Low Density Residential to the High Density Residential designation/zone. The Comprehensive Plan states that high -density residential areas are characterized by larger and higher density multi -family buildings and their accessory uses, along with education, institutional and recreational uses. The HDR District (TMC 18.14.010) implements the Comprehensive Plan designation of high density residential. The Zone is used to designate areas that allow up to Page 9 of 12 05/29/2018 22.0 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide a high -density, multiple -family district that is also compatible with commercial and office areas. Consideration was given to the land uses and development standards in the two different zones. The difference between the two zones in terms of land use are that in HDR the following uses are permitted and are not allowed in LDR: boarding homes; convalescent, assisted living and nursing homes for up to 12 patients; townhouses and multifamily (22 units per acre) and senior housing (at 60/units per acre;) libraries, museums, and public art galleries; and manufactured home parks. If the property were rezoned as HDR, and did not redevelop as currently proposed by the applicant, the range of other uses listed above could be developed as permitted uses. 3. There are changed conditions since the previous zoning became effective to warrant the proposed amendment to the Zoning Map; (TMC 18.84.020(3)) and In November of 2016, central Puget Sound voters approved a funding package that includes the construction of a new light rail station within a mile of the site. The Station is scheduled for completion in the 2030s and provides access to a high capacity transit system. One half mile is the usual walk shed for rail systems but bus routes are rerouted to provide feeder service to the stations. Boeing Access Road and S. Ryan Way will be a major route to serve the station. The opportunity to have high quality transit access was not funded until 2016. The current economic impact on the regional housing market was not expected. The price of homes is rising faster in the Seattle area than anywhere else in the nation. Since the downturn in 2007, home prices are up 23.9%. Seattle leads the nation in year over year and month over month home price growth. The applicant proposes an affordable senior housing project. A major initiative to fund, build and replace City buildings (Public Facilities Plan, Tukwila 2016) will impact the overall Capital Improvement Program and likely delay any identified neighborhood infrastructure improvements thereby delaying upgrades and public infrastructure in this neighborhood. Development is and will be expected to continue to pay for itself. 4. The proposed amendment to the Zoning Map will be in the interest of furtherance of the public health, safety, comfort, convenience, and general welfare, and will not adversely affect the surrounding neighborhood, nor be injurious to other properties in the vicinity in which the subject property is located. (TMC 18.84.040(4)) The City's Capital Facilities Plan shows the need for urban infrastructure improvements in this neighborhood for a neighborhood park and a sewer system to serve the area. Timing and funding for these facilities, however, has not been identified. The lots that are south of S. 107th Street and west of 50th Avenue S. are dependent on access to the sanitary sewer line in MLKJWS. The rezone will allow a project that will provide affordable housing, provide new construction that could serve to anchor the area and create a higher standard of design quality as required by the City's rigorous design review process. Development of the site would improve the infrastructure for the neighborhood and make sanitary sewers possible in the near term for property owners. Page 10 of 12 05/29/2018 1 CONCLUSIONS Below are the four decision criteria in bold and the conclusions drawn from the findings above. 1. The proposal is consistent with the goals, objectives and policies of the Comprehensive Plan. The 2015 Comprehensive Plan update reaffirmed Tukwila's highest priority objective, "To improve and sustain residential neighborhood quality and livability." This neighborhood is a challenging area because of the lack of public facilities and environmentally challenging land of slopes and water. The subject site, although it borders the interstate and MLKJWS on the west, has no access except through a local access street that is bordered by single family homes. The public facilities identified to support and serve this area are not funded in the near or mid- term. The proposal would be able to pay for urban services and amenities that would support the overall livability and quality of this residential neighborhood. Specifically, access to the site is via 47th Avenue S. and S. 109 Street west of 47th Avenue S, which are not adequate for higher density travel, would need to be improved. Their improvement would improve overall neighborhood quality; therefore, the City Council concludes that as part of the future project and as a condition of this rezone, the applicant should make street improvements that meet the City's infrastructure standards including sidewalks. Sanitary sewer would be extended as part of the future project from MLKWJS onto the site and to the east property line. To benefit the neighborhood, the extension of the sewer to the adjacent public right of way would also fulfill the Comprehensive Plan's goal of improving neighborhood quality and livability and fulfilling the policy of serving all residences with sewer service. The City Council concludes that conditioning the rezone to require the extension of the sewer line to the right of way to the east will increase the access and the feasibility and decrease the total system cost for sanitary sewers in the neighborhood and therefore meet the criteria. 2. The proposal is consistent with the scope and purpose of the Zoning Code and the description and purpose of the HDR zone. High density development lends itself to clustering and thereby preserving sensitive areas and open space. The entire property would be under one owner and manager thereby (limiting the incremental impacts typical of individual homeowners on trees, wetlands and streams. 3. There are changed conditions since the previous zoning became effective to warrant the amendment to the Map. Residents of the City have stated that they are struggling and being displaced due to the impact of rising rents and the high cost of homeownership. The unprecedented economic impact caused by the regional demand for housing is hurting members of the community who are economically challenged. The proposal could provide affordable housing for seniors as well as basic public facilities that would support the surrounding property owners. Page 11 of 12 05/29/2018 4. The proposal shall be in the interest of furthering the public health, safety, comfort, convenience and general welfare and will not adversely affect the neighborhood or be injurious to the properties in the vicinity. Of benefit to the neighborhood with the project would be the opportunity to connect to sanitary sewer and a reduced overall cost because of the approximate 800 linear feet that would be built by the project developers. Development of the subject site requires the applicant to bring the sewer line onto the property and to the east property line. The City Council concludes that in order to meet the criteria the rezone should be conditioned with the requirement to bring the sewer line an additional 100 feet to 47th Avenue S. to assist with the availability of the system for expanded neighborhood use. Comment from emergency service providers and the results of the traffic analysis indicate that left turning movements are difficult onto S. Ryan Way and would be a concern with increase in trips associated with the rezone. In order to further the interests of public safety, comfort and convenience, the City Council concludes that the rezone should be conditioned to require left turn pockets to facilitate and assist in maintaining adequate level of service and safety in entering and exiting 47th Avenue S. from S. Ryan Way. The City Council concludes that redesignating the site to HDR would be in the best interest of the neighborhood subject to specific conditions that would support the Comprehensive Plan's priority of creating high quality residential neighborhoods and further the public's health, safety and comfort. Page 12 of 12 05/29/2018 05-24-18 VINTAGE @ TUKWILA LEGAL DESCRIPTION: PARCEL A: EXHIBIT C LOT 165, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT PORTIONS CONDEMNED BY THE CITY OF SEATTLE FOR TRANSMISSION LINE PURPOSES IN SUPERIOR COURT CAUSE NO. 469557 AS CONTEMPLATED BY ORDINANCE NO. 82986; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1, BY DEED RECORDED MARCH 07, 1963 UNDER RECORDING NO. 5552941, RECORDS OF KING COUNTY; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5695665; AND EXCEPT THAT PORTION THEREOF IF ANY LYING WITHIN STREET. TAX ACCOUNT NO.: 334840-1800-07 PARCEL B: LOT 166, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF CONVEYED TO STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5552940. TAX ACCOUNT NO.: 334840-1810-05 PARCEL C: LOTS 167 TO 170, INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; f f EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 597316. TAX ACCOUNT NO.: 334840-1820-03 PARCEL D: LOTS 171 TO 173, GARDENS ADDITION ACCORDING TO THE PAGE 82, IN KING INCLUSIVE, BLOCK 18, C. D. HILLMAN' TO THE CITY OF SEATTLE DIVISION NO. PLAT THEREOF RECORDED IN VOLUME 12 COUNTY, WASHINGTON; S MEADOW 2, OF PLATS, EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 601962. TAX ACCOUNT NO.: 334840-1860-04 r 1 City of Tukwila Public Notice of Ordinance Adoption for Ordinances 2577-2578. On June 18, 2018 the City Council of the City of Tukwila, Washington, adopted the following ordinances, the main points of which are summarized by title as follows: Ordinance 2577: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING THE COMPREHENSIVE PLAN AS PART OF THE ANNUAL DOCKET FOR 2018 BY MODIFYING THE COMPREHENSIVE PLAN LAND USE MAP FOR THE VINTAGE@TUKWILA REZONE; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. Ordinance 2578: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, REZONING CERTAIN REAL PROPERTY LOCATED IN THE RYAN HILL NEIGHBORHOOD AND KNOWN AS VINTAGE@TUKWILA FROM LOW DENSITY RESIDENTIAL (LDR) TO HIGH DENSITY RESIDENTIAL (HDR); PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. The full text of this ordinance will be provided upon request. Christy O'Flaherty, MMC, City Clerk Published Seattle Times: June 21, 2018 Tukwila City Council Agenda •1� ❖ REGULAR MEETING ❖ Ntl ILA w 4,4 (; ,d, , 1,5 \N- 19os Allan Ekberg, Mayor Counci/members: ❖ Dennis Robertson •3 Kathy Hougardy David Cline, City Administrator ❖ De'Sean Quinn ❖ Kate Kruller Verna Seal, Counci/ President ❖ Thomas McLeod ❖ Zak Idan Monday, June 4, 2018; 7:00 PM • Ord #2577 • Res #1936 1. CALL TO ORDER / PLEDGE OF ALLEGIANCE / ROLL CALL 2. SPECIAL PRESENTATIONS a. New employee introductions: Da'Juanna Adams, Code Enforcement Michelle Godyn, Human Resources Analyst/Civil Service Examiner b. Oath of Office to: Police Officer Deni Delic (Badge #231) Police Officer Joel Thomas (Badge #232) Police Officer Daniel Ruiz (Badge #235) Bruce Linton, Police Chief c. Recognize the promotion and swearing in of Commander Kraig Boyd (Badge #116). Bruce Linton, Police Chief. d. Introduction of "Tukwila, City of Opportunity" scholarship recipients: Rodas Negussie Ida Sishu Kristina Te Siang Dim Jessica Nguyen Tasha Hong Mia Navarro, Community Engagement Manager 3. APPOINTMENTS a. Confirm the appointment of Noe Rodriguez to Position #1 on the Arts Commission, with a term expiring 12/31/2018. b. Confirm the appointment of Tosh Sharp to Position #5 on the Community Oriented Policing Citizens Advisory Board (COPCAB), with a term expiring 12/31/2018. c. Confirm the appointment of Nerissa Metully to Position #2 on the Park Commission, with a term expiring 12/31/2018. Pg.1 Pg.1 Pg.1 4. PUBLIC COMMENTS At this time, you are invited to comment on items not included on this agenda (please limit your comments to five minutes per person). To comment on an item listed on this agenda, please save your comments until the issue is presented for discussion. (Refer to back of agenda page for additional information.) 5. CONSENT AGENDA a. Approval of Minutes: 5/21/18 (Regular) b. Approval of Vouchers c. A resolution designating a temporary storage location for firearms during Municipal Court proceedings. [Reviewed and forwarded to Consent by the Public Safety Committee on 5/21/18.] d. Approve a fireworks permit submitted by Western Display Fireworks, Ltd. for a fireworks display at the Family Fourth at the Fort celebration on July 4, 2018 at the Starfire Sports Complex. [Reviewed and forwarded to Consent by the Public Safety Committee on 5/21/18.] (continued..) Pg.11 Pg.21 REGULAR MEETING June 4, 2018 Page 2 5. CONSENT AGENDA (cont.) e. Lodging tax applications: (1) Approve a 2018 lodging tax application from Starfire Sports and authorize the Mayor to sign the contract to support annual tournaments in the amount of $44,500 from lodging tax funds. (2) Approve a 2018 lodging tax application from the Renton Chamber of Commerce to host Renton Comic Con in the City of Tukwila in the amount of $10,000 from lodging tax funds. [Reviewed and forwarded to Consent by the Community Development and Neighborhoods Committee on 5/29/18.] Pg.37 Pg.43 Pg.63 6. PUBLIC HEARING A Quasi -Judicial hearing to consider an amendment to the Comprehensive Plan and Zoning Maps designation of 10.5 acres on four undeveloped lots from Low Density Residential (LDR) to High Density Residential (HDR) for Vintage@Tukwila. Pg.75 7. UNFINISHED BUSINESS Legislation regarding Vintage@Tukwila: (1) An ordinance amending the Comprehensive Plan as part of its annual docket for 2018 by modifying the Comprehensive Plan Land Use Map for Vintage@Tukwila. (2) An ordinance rezoning certain real property located in the Ryan Hill neighborhood and identified as tax parcels: 3348401800, 3348401801, 3348401820 and 3348401860 from Low Density Residential (LDR) to High Density Residential (HDR). After a motion to read each ordinance by title only and Council deliberation/decision, staff is recommending a motion be made to forward each ordinance to the June 18 Consent Agenda (per the CAS form). Pg.75 Pg.117 Pg.137 8. NEW BUSINESS 9. REPORTS a. Mayor b. City Council c. Staff - City Administrator Report and Monthly Public Safety Plan update d. City Attorney e. Council Analyst Pg.191 10. MISCELLANEOUS 11. EXECUTIVE SESSION 12. ADJOURNMENT Reasonable City Clerk's www.tukwilawa.gov, Tukwila City Hall is ADA accessible. accommodations are available at public hearings with advance notice to the Office (206-433-1800 or TukwilaCitvClerk(alTukwilaWA.gov). This agenda is available at and in alternate formats with advance notice for those with disabilities. Tukwila Council meetings are audio/video taped (available at www.tukwilawa.gov) v HOW TO TESTIFY When recognized by the Presiding Officer to address the Council, please go to the podium and state your name and address clearly for the record. Please observe the basic rules of courtesy when speaking and limit your comments to 5 minutes. The Council appreciates hearing from citizens and members of the public, and may not be able to answer questions or respond during the meeting. PUBLIC COMMENTS Members of the public are given the opportunity to address the Council on items that are NOT included on the agenda during PUBLIC COMMENTS. Please limit your comments to 5 minutes. If you have a comment on an Agenda item, please wait until that item comes up for discussion to speak on that topic. SPECIAL MEETINGS/EXECUTIVE SESSIONS Special Meetings may be called at any time with proper public notice. Procedures followed are the same as those used in Regular Council meetings. Executive Sessions may be called to inform the Council of pending legal action, financial, or personnel matters as prescribed by law. Executive Sessions are not open to the public. PUBLIC HEARINGS Public Hearings are required by law before the Council can take action on matters affecting the public interest such as land -use laws, annexations, rezone requests, public safety issues, etc. Section 2.04.150 of the Tukwila Municipal Code states the following guidelines for Public Hearings: 1. The proponent shall speak first and is allowed 15 minutes for a presentation. 2. The opponent is then allowed 15 minutes to make a presentation. 3. Each side is then allowed 5 minutes for rebuttal. 4. Members of the public who wish to address the Council may speak for 5 minutes each. No one may speak a second time until everyone wishing to speak has spoken. 5. After each speaker has spoken, the Council may question the speaker. Each speaker can respond to the question, but may not engage in further debate at that time. 6. After the Public Hearing is closed and during the Council meeting, the Council may choose to discuss the issue among themselves, or defer the discussion to a future Council meeting, without further public testimony. Council action may only be taken during Regular or Special Meetings. COUNCIL MEETING SCHEDULE No Council meetings are scheduled on the 5th Monday of the month unless prior public notification is given. Regular Meetings - The Mayor, elected by the people to a four-year term, presides at all Regular Council Meetings held on the 1st and 3rd Mondays of each month at 7:00 p.m. and Special Meetings. Official Council action in the form of formal motions, adopting of resolutions and passing of ordinances can only be taken at Regular or Special Council meetings. Committee of the Whole Meetings - Councilmembers are elected for a four-year term. The Council President is elected by the Councilmembers to preside at all Committee of the Whole meetings for a one-year term. Committee of the Whole meetings are held the 2nd and 4th Mondays at 7:00 p.m. Issues discussed there are forwarded to Regular or Special Council meetings for official action. �� f1 COUNCIL A GEN)JA S YNOPSIS Initials Meeting Date Prepared by Mayors review Council review 06/04/18 MCB 06/18/18 MCB ITEM INFORMATION ITEM No. 6&7 CAS NUMBER: ORIGINAL AGENDA D.vii;: NNE 4, 2018 AGFND,1 I'rl.Ni Mir Request to redesignate a 10.5 acre parcel from Low Density Residential (LDR) to High Density Residential (HDR) for Vintage@Tukwila OUASI-JUDICIAL Ca I EG ORY ❑ Discussion Altg Date 6/4/18 ❑ Motion Aftg Date ❑ Resolution A1tg Date /•/ Ordinance ❑ Bid Award Altg Date / 1 Public Hearing ❑ Other A1tg Date Altg Date 6/18/18 Aftg Date 6/04/18 SPONSOR ❑ Council ❑ Mayor ❑ Adm Svcs /1 DCD ❑ Finance • Fire ❑ Legal ❑ P&R ❑ Police ❑ PW SPONSOR'S Tukwila may amend its Comprehensive Plan/Zoning map once per year. A property owner SUMMARY submitted a request for a map change from LDR to HDR. Following the required public hearing, the City Council may approve, modify, condition, or deny the request. Due to a 21-day SEPA threshold determination appeal period, the Council is being asked to conduct the quasi-judicial hearing this evening, deliberate and decide on the 2 ordinances and forward them to the June 18 Consent Agenda. RI;\'II'.WED BY ❑ COW Mtg. ❑ CA&P Cmte ❑ F&S Cmte ❑ Transportation Cmte ❑ Utilities Cmte ❑ Arts Comm. ❑ Parks Comm. ❑ Planning Comm. DATE: NA RECOMMENDATIONS: SPONSOR/ADMIN. CoMMI Department of Community Development 19 EE NA COST IMPACT / FUND SOURCE ExPI:NIi'ruI I'', RI'sQUIRL D AMOUNT BUDGETED APPROPRIATION REQUIRED $0.00 $0.00 $0.00 Fund Source: NA Comments: MTG. DATE RECORD OF COUNCIL ACTION 6/4/18 MTG. DATE ATTACHMENTS 6/4/18 Informational Memorandum to City Council with Staff Report and 2 Ordinances Staff Powerpoint presentation Applicant Powerpoint presentation 6/18/18 f� f1 City of Tukwila Allan Ekberg, Mayor INFORMATIONAL MEMORANDUM TO: Tukwila City Council FROM: Jack Pace, Community Development Department Director BY: Moira Carr Bradshaw, Senior Planner Copy: Mayor Ekberg DATE: May 29, 2018 SUBJECT: Vintage@Tukwila Comprehensive Plan and Zoning Maps change ISSUE Should the City Council approve a request to amend the Comprehensive Plan's Land Use and Zoning Map in the Ryan Hill Neighborhood? BACKGROUND The City received a request to amend the Comprehensive Land Use and Zoning Map for a potential future project called Vintage@Tukwila. The site is located in the Ryan Hill neighborhood where the City recently completed an areawide study of conditions; development scenarios; and neighborhood concerns, and opinions. This application is a quasi-judicial decision that requires the City Council to hold a public hearing. The Council may only take testimony and have discussions on the application at a duly noticed public hearing in order to show impartiality and to be fair to all parties. Because of a required 21-day SEPA threshold determination appeal period, the City Council may not take action on June 4, 2018. Because this item is quasi-judicial, it would be prudent to conclude discussion, make a decision on the evening of the public hearing, and if approved, forward the draft ordinances to the June 18 Consent agenda. DISCUSSION The attached Staff Report contains findings and conclusions about the request and the site relative to the Tukwila Municipal Code (TMC 18.84.020) decision criteria for rezones. There are two ordinances attached — One amends the Comprehensive Plan's Land Use Map and one amends the Zoning Map. The content of the ordinances is similar. FINANCIAL IMPACT None 77 INFORMATIONAL MEW.- Page 2 RECOMMENDATION Upon the conclusion of the public hearing and Council deliberation, staff recommends that the City Council move the draft ordinances to the June 18, 2018 consent agenda. Staff recommends approval of the request for a change to the Comprehensive Plan's Land Use and the Zoning map from Low Density Residential to High Density Residential for Vintage@Tukwila subject to the conditions contained in the draft ordinances. ATTACHMENTS Staff Report with Attachments Draft Comprehensive Plan ordinance Draft Zoning Code ordinance 78 Z:ICouncil Agenda Items\DCDIVintage@TukwilallnfoMemo - CC 6.4.18 - final.doc r ti City of Tukwila Allan Ekberg, Mayor Department of Community Development Jack Pace, Director Staff Report to the Tukwila City Council HEARING DATE: June 4, 2018 NOTIFICATION: Mailed Notice to properties within 500' radius 4/19/17 Mailed Notice to all Ryan Hill Neighborhood properties 4/27/18 Posted Site Published Notice in the Seattle Times and City web page FILE NUMBERS: E17-0002 SEPA L16-0083 Comprehensive Plan Land Use and Zoning Map change APPLICANT: Mujib Kamawal, Bush Roed & Hitchings REQUEST: LOCATION: Change Comprehensive Plan and zoning designation from Low Density Residential (LDR) and Commercial Light Industrial (C/LI) to High Density Residential (HDR) Four undeveloped tax parcels: 3348401800; 3348401810; 3348401820; 3348401860; that is, Lots 165 -173 of Block 18 of C.D. Hillman's Meadow Gardens Addition Less St Hwy, Less C of S Tran Ln RNV Plat Block: 18 to the City of Seattle Division No. 2. Located to the west and behind 10739 and 10831 47th Avenue S. in the Ryan Hill neighborhood COMPREHENSIVE PLAN: Low Density Residential (LDR) ZONING: Low Density Residential (LDR) SEPA DETERMINATION: Determination of Non -Significance issued May 24, 2018 STAFF: Moira Bradshaw, Senior Planner ATTACHMENTS: A. Applicant's Response to Decision Criteria B. Potential future development plan C. LDR versus High Density Residential Zoning Standards D. Map of Staff Recommended conditions 79 Findings Request The applicant requests an amendment to the Comprehensive Plan's Land Use Map and a corresponding rezone from Low Density Residential (LDR) to High Density Residential (HDR) on four adjacent undeveloped Tots totaling 10.5 acres. If the Comprehensive Plan's Land Use and the Zoning map changes are approved, the contract purchaser proposes to construct 247 Senior Housing units in a four-story structure on the four southerly parcels A - D. (Figure 1). Changing the Comprehensive Plan and Zoning maps are no guarantee that the project would be built as initially proposed but is provided as an example of a potential future development. The Comprehensive Plan and Zoning Designations and the subject site are outlined in green. Existing LDR zoning is shaded in yellow, High Density Residential located along 51 Avenue S. in brown, Commercial Light Industrial in purple and Office in blue. Comprehensive Plan Amendment and Rezone Decision Criteria (TMC 18.84.020): The City Council's decision to grant a Comprehensive Plan map change and rezone shall be supported by written findings and conclusions showing specifically that all of the following conditions exist. Approval of the map changes requires the adoption of an ordinance. 80 Page 2 of 13 05/29/2018 r Map Change Site 1B 334:4 Parcel D Tax ID 334840- 1860 186,001 sq.ft. LDR Parcel C Tax ID 334840- 1820 158,558 sq.ft. Figure 1 Comprehensive Plan and Zoning Maps Background ce1 A IPA 334840-1 q00 ,871 sq. ft.' LDR Annexation History The subject property became part of Tukwila in 1989 as part of the Fire District #1 annexation. At the time of annexation, the property was zoned to reflect the prior King County zoning. When the Comprehensive Plan and city-wide zoning were subsequently reviewed, no changes were proposed to the original King County designations. Public Comment On May 2, 2017, staff held the required public information meeting for residents and property owners within 500 feet of the site. Several property owners attended the meeting to ask Page 3 of 13 05/29/2018 81 questions. One written comment was received that stated opposition to additional traffic on 47Avenue S. because of safety concerns for local children and provided the opinion that 47 Avenue S. is not capable of handling the additional traffic volume. They requested that access to the proposed multi -family development site be from Martin Luther King Junior Way South (MLKJWS). The City Engineer responded that MLKJWS is designated by Washington State Department of Transportation as limited access and therefore not available for ingress/egress. The City Engineer has requested that at the time of a future development proposal that additional traffic analysis be provided. Because of the lapse in time since the required public meeting in May of 2017, and the initiation of neighborhood -wide meeting in November of 2017 (see "Ryan Hill Neighborhood Study" section below), staff held a second public meeting using an expanded mailing. There were no citizens or comments received at the May 9, 2018 public meeting. Ryan Hill Neighborhood Study Staff initiated a neighborhood -wide study that looked at existing conditions, potential development scenarios and surveyed property owners and residents. The study revealed a number of things that were unknown. The residents and property owners have differing opinions about the future of the neighborhood. Opinions generally depend on where they live or own property within the neighborhood. Higher residential density and housing options are more desirable to property owners north of the Seattle City Light right of way than south of the right of way. Additionally, there was overall support for a neighborhood retail node that would provide additional neighborhood services. Neighborhood input also indicated that the neighborhood's existing characteristics were an asset as it was described as a "rural oasis in the city." Except for the approximate 15-acre Raisbeck property located along the west side of the neighborhood and bordering MLKJRWS, which is the subject of this rezone request, future development is likely to be small scale (short plats) and developed incrementally. Development of less than 4 lots does not require frontal improvements nor would a through connection be financially feasible for most short plat developers. The lack of regional stormwater facilities and the difficulties associated with on -site storm infiltration and/or detention on steep slopes impacts the near term developability of many properties. In areas where redevelopment is more feasible, the needed water and sewer infrastructure improvements identified in the study can be incrementally installed. The incrementally added infrastructure will be able to support the long-term service objectives outlined within the study. Enhancing and improving the circulation system is feasible from an engineering standpoint but not likely from a financial standpoint. The 1,200-foot-long dead end road (twice the length of the City's maximum standard) can be eliminated by connecting between the 109th/48th and 82 Page 4 of 13 05/29/2018 110th/49th Avenue S intersections. The City, however, has many street projects, and this new connection is unlikely in the near future as a public project. Finally, the Raisbeck property, which is the Vintage@Tukwila site, is a linchpin for extending sewer service to properties north of the Seattle City Light right of way and south of S. 107th Street. Vicinity/Site Information The subject site is in the Ryan Hill neighborhood and is primarily characterized by environmentally sensitive features located on or in its vicinity. The topographic survey provided by the applicant gives details on vegetation, watercourse and wetlands as well as topographic lines. Landslide Class 2 — Moderate and Class 3 - High landslide areas with topographic slopes that range from 15-40%. Wetlands and Stream The wetland and watercourse delineation report that was prepared for this application identified the following: Type 3 watercourse — Ryan Hill Stream. (Stream A) is located to the north of the site and bisects the northeast corner of Parcel D. Most of the wetlands are located around the periphery of the site but whose buffers extend onto the site. The exception is Wetland B. Wetland B is a type IV located in the center of the project site and requires 50 foot buffers. From the Tukwila Municipal Code: "Category IV wetlands have the lowest levels of functions (scores less than 30 points) and are often heavily disturbed. While these are wetlands that should be able to be replaced or improved, they still need protection because they may provide some important functions. Any disturbance of these wetlands will be considered on a case by case basis." (TMC 18.45.080 Wetlands Designations, Ratings and Buffers) Any future development will need to be setback from the wetlands and their buffers. Wetlands A and AA are category II and are located along Ryan Hill Stream and are required to have 100 foot buffers. Wetland C, a category III wetland, which has an 80 foot regulatory buffer, is located on the south of the site and extends onto the Seattle City Light property. There are two other category III wetlands, on the parcel north of the site. (Wetlands E & F — Topographic Survey) Page 5 of 13 05/29/2018 83 IN FT tANn E T ND A DP-3- Cu 5trt.1m rrrr 8 fiats, oo This is not a spun ey. Features depicted are approximate only and may not be to scale. Figure 2 Wetlands and Watercourse Map 84 Page 6 of 13 05/29/2018 Access The local circulation map, Figure 3, shows the street system that exists in the Ryan Hill neighborhood. Sidewalks exist along S. Ryan Way and intermittently on 51 Avenue S. Bicycle facilities are also in place on 51 Avenue S. King County Metro Route 107 is between '/4 and % mile to the east and runs along 51 Avenue S. and Route 124 on E. Marginal Way S. is about a mile to the west. The Rainier Beach Link Station is 1.3 miles to the north. Figure 3 Ryan Hill Neighborhood Access Map `; 11aze103t Page 7 of 13 05/29/2018 85 Land Use/Development History There are 26 lots adjacent to 47th/109th/48t'' onto which the subject properties will access, 8 of which are developed with a single family home. The lots range in size from 3,500 square feet to 41,765 square feet. All but three homes, addressed as 10709, 10719, and 10729 47th Avenue S., were built pre-1964. The three addresses listed were built in 2003 and 2001 and are hooked up to the City's sewer system. The remaining five homes are on septic systems. A review of King County Assessor's property reports shows that they have designated that area as having moderate to high traffic noise. In this area, the assessed value of the developed single family homes range from $200,000 to $373,000. Also within this specific 26 lot area, four lots were acquired by King County for property owner failure to pay property tax, two of which have since been sold at auction, which is evidence of the instability in ownership in this area. City Council Decision (TMC 18.84.030) The City Council has the authority to deny, approve, or approve with conditions and safeguards as it deems necessary to protect or enhance the health, safety, and welfare of the surrounding area, and to ensure that the rezone fully meets the findings set forth in the Decision Criteria (TMC 18.84.020,) which are outlined below. Response to the criteria are below and the applicant's responses to the Decision Criteria are Attachment A. 1. The proposed amendment to the Zoning Map is consistent with the goals, objectives, and policies of the Comprehensive Plan. (TMC18.84.020 - Criteria) During the 2015 Comprehensive Plan update process, there was considerable interest in the need to maintain and enhance residential neighborhoods, while providing housing choices. The Comprehensive Plan describes LDR as follows: Low -Density Residential: Areas primarily characterized by detached single-family residential structures and their accessory uses, along with educational, institutional, and recreational uses. Density may vary by neighborhood and for projects proposing innovative housing types such as cottage housing. These uses and densities are modified where covered by the Commercial Redevelopment, Urban Renewal, Tukwila South, and Public Recreation Overlays. The Comprehensive Plan describes HDR as folllows: High -Density Residential: Areas characterized by larger and higher density multi -family buildings and their accessory uses, along with educational, institutional, and recreational uses. Although not stated, high density neighborhoods have typically been located adjacent to and along major transportation corridors. They have been used to separate noisier uses and areas 86 Page 8 of 13 05/29/2018 from the single family areas and to provide housing in neighborhood and regional centers of the City. The Comprehensive Plan's highest priority objective is the following: Objective. "To improve and sustain residential neighborhood quality and livability." Numerous goals and policies clarify and support this objective. Some representative examples from the Housing and Residential Neighborhoods elements follow: Housing Goal 3.1 The City of Tukwila provides the City's fair share of regional housing. Housing Policy 3.6.1 Encourage long-term residency by improving neighborhood quality, health and safety. Residential Neighborhoods Goal 7.1 Residential Land Use Pattern: A land use pattern that encourages a strong sense of community by grouping compatible and mutually supportive uses and separating incompatible uses. Residential Neighborhoods Goal 7.4 Neighborhood Sustainability: Continuing enhancement and revitalization of residential neighborhoods to encourage long-term residency and environmental sustainability. Residential Neighborhoods Implementation strategies support retaining LDR zoning and encourage infrastructure improvements as follows: • Continued emphasis on existing land use patterns to protect and preserve residential uses. • Investment in public works and infrastructure improvements. • Continue to develop and implement the Residential Street Program in the CIP. • Development of a variety of new housing, including single-family homes. Residential Neighborhood and Sub -Area Vitality City -planned utility improvements and extensions place priority on improving and sustaining residential neighborhood quality and livability. Utility investments affect neighborhood quality of life and the ability to realize established visions for specific sub -areas. (City of Tukwila Comprehensive Plan, 2015) Tukwila functional plans Tukwila parks and open space do not exist in this neighborhood. The Parks Recreation and Open Space (PROS) Plan has identified the need for a neighborhood park but implementation is shown beyond 2023. A "Ryan Hill Park" is planned "following the upgrade of the local sewer service in the area, which would drive additional housing demand." (Tukwila Parks, Recreation, and Open Space Plan; 2013) Sanitary sewer service. The Ryan Hill neighborhood encompasses 116 acres with less than a mile of sewer. The capital plan for Sanitary Sewer identifies a $1.9 million sewer revitalization for the area but the timeline is beyond 2022. The justification for the project are the existing septic systems that are failing and creating public health hazards. Comprehensive Plan policy 12.1.22 Serve all existing and potential residences and businesses with a sewer utility. Page 9 of 13 05/29/2018 87 The Capital Facilities Plan identifies a $1.9 million sewer project for the neighborhood with the justification that septic systems are failing in the area. The proposed project would extend sanitary sewer from MLKJWS on the site and then per the City's Infrastructure Design and Construction Standards Manual extend it to the east property line. Bringing the sewer an additional 100 feet to the adjacent right of way would provide an opportunity for future extensions and hook-ups to the sanitary system. Tukwila water service is available to serve the higher intensity land use; however, because the system is not looped the pressure is not adequate for larger buildings. Construction will likely require modifications to structure size to accommodate the lower pressure. Access in the neighborhood is via two neighborhood arterials — Ryan Way and 51 st Avenue S., which have adequate capacity but are not complete streets. Ryan Way does not have bicycle facilities and 51 st Avenue S. has sporadic pedestrian facilities. The local access street, 47th Avenue S., meets the minimum street right of way width standard of 50-60 feet, is over 1,000 feet in length and does not contain a turn -around. 600 feet is the City standard for cul-de-sacs the City standard for neighborhood (block size is no more than 1,000 feet on one side and double loaded lots on the width. On the other lots along 47th Avenue S., future single family development is likely to be through individual single family home construction permits and short plats that do not typically result in sidewalks or public street improvements. The condition of the street however is not adequate for a higher density project. For example, the pavement width and shoulders are uneven. Financial Planning Model Policy FP-6 — The financing of limited benefit capital improvements (i.e. private development) should be borne by the primary beneficiaries of the improvement. The principle underlying limited benefit is that the property is peculiarly benefited and therefore the owners do not in fact pay anything in excess of what they receive by reason of such improvement. Policy FP-7 — Each Enterprise Fund shall be reviewed annually and it must have a rate structure adequate to meet its operations & maintenance and long-term capital requirements. The program manager for the Sewer Comprehensive Plan stated that developers must bear the burden of extending sewer into this area. 2. The proposed amendment to the Zoning Map is consistent with the scope and purpose of TMC Title 18, "Zoning Code," and the description and purpose of the zone classification applied for. (TMC 18.84.020 Criteria) If approved, the requested map change would rezone approximately 10.5 acres from Tukwila's Low Density Residential to the High Density Residential designation/zone. The 88 Page 10 of 13 05/29/2018 / 1 Comprehensive Plan states that high -density residential areas are characterized by larger and higher density multi -family buildings and their accessory uses, along with education, institutional and recreational uses. The HDR District (TMC 18.14.010) implements the Comprehensive Plan designation of high density residential. The Zone is used to designate areas that allow up to 22.0 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide a high - density, multiple -family district that is also compatible with commercial and office areas. A comparison of land uses and development standards and land uses is shown on Attachment C. The difference between the two districts in terms of land use are that in HDR the following uses are permitted and are not allowed in LDR: boarding homes; convalescent, assisted living and nursing homes for up to 12 patients; townhouses and multifamily (22 units per acre;) and senior housing (at 60/units per acre;) libraries, museums, and public art galleries; and manufactured home parks. If the property were rezoned as HDR, and did not redevelop as currently proposed by the applicant, the range of other uses listed above could be developed as permitted uses as indicated on Attachment C. 3. There are changed conditions since the previous zoning became effective to warrant the proposed amendment to the Zoning Map; (TMC 18.84.020(3)) and In November of 2016, central Puget Sound voters approved a funding package that includes the construction of a new light rail station within a mile of the site. The Station is scheduled for completion in the 2030s and provides access to a high capacity transit system. One half mile is the usual walk shed for rail systems but bus routes are rerouted to provide feeder service to the stations. Boeing Access Road and S. Ryan Way will be a major route to serve the station. The opportunity to have high quality transit access was not funded until 2016. The current economic impact on the regional housing market was not expected. The price of homes is rising faster in the Seattle area than anywhere else in the nation. Since the downturn in 2007, home prices are up 23.9%. Seattle leads the nation in year over year and month over month home price growth. The applicant proposes an affordable senior housing project. A major initiative to fund, build and replace City buildings (Public Facilities Plan, Tukwila 2016) will impact the overall Capital Improvement Program and likely delay any identified neighborhood infrastructure improvements thereby delaying upgrades and public infrastructure in this neighborhood. Development is and will be expected to continue to pay for itself. 4. The proposed amendment to the Zoning Map will be in the interest of furtherance of the public health, safety, comfort, convenience, and general welfare, and will not adversely affect the surrounding neighborhood, nor be injurious to other properties in the vicinity in which the subject property is located. (TMC 18.84.040(4)) The City's Capital Facilities Plan shows the need for urban infrastructure improvements in this neighborhood for a neighborhood park and a sewer system to serve the area. Timing and funding for these facilities, however, has not been identified. The lots that are south of S. 107th Street and west of 50th Avenue S. are dependent on access to the sanitary sewer line in MLKJWS. The rezone will allow a project that will provide affordable housing, provide new construction that could serve to anchor the area and create a higher standard of design quality as required by the City's rigorous design review process. Development of the site would improve the Page 11 of 13 05/29/2018 89 infrastructure for the neighborhood and make sanitary sewers possible in the near term for property owners. CONCLUSIONS Below are the four decision criteria in bold and the conclusions drawn from the findings above. 1. The proposal is consistent with the goals, objectives and policies of the Comprehensive Plan. The 2015 Comprehensive Plan update reaffirmed Tukwila's highest priority objective, "To improve and sustain residential neighborhood quality and livability." This neighborhood is a challenging area because of the lack of public facilities and environmentally challenging land of slopes and water. The subject site, although it borders the interstate and MLKJWS on the west, has no access except through a local access street that is bordered by single family homes. The public facilities identified to support and serve this area are not funded in the near or mid-term. The proposal would be able to pay for urban services and amenities that would support the overall livability and quality of this residential neighborhood. Specifically, access to the site is via 47th Avenue S. and S. 109 Street west of 47th Avenue S, which are not adequate for higher density travel. Their improvement, which would be needed for the higher density, would improve overall neighborhood quality. As part of the future project and as a condition of this rezone, the applicant should make street improvements that meet the City's infrastructure standards including sidewalks. Sanitary sewer would be extended as part of the future project from MLKWJS onto the site and to the east property line. To benefit the neighborhood, the extension of the sewer to the adjacent public right of way would also fulfill the Comprehensive Plan's goal of improving neighborhood quality and livability and fulfilling the policy of serving all residences with sewer service. Conditioning the rezone to require the extension of the sewer line to the right of way to the east will increase the access and the feasibility and decrease the total system cost for sanitary sewers in the neighborhood. 2. The proposal is consistent with the scope and purpose of the Zoning Code and the description and purpose of the HDR zone. High density development lends itself to clustering and thereby preserving sensitive areas and open space. The entire property would be under one owner and manager thereby limiting the incremental impacts typical of individual homeowners on trees, wetlands and streams. 3. There are changed conditions since the previous zoning became effective to warrant the amendment to the Map. Residents of the City have stated that they are struggling and being displaced due to the impact of rising rents and the high cost of homeownership. The unprecedented economic impact caused by the regional demand for housing is hurting members of the community who are economically challenged. The proposal could provide affordable housing for seniors as well as basic public facilities that would support the surrounding property owners. 4. The proposal shall be in the interest of furthering the public health, safety, comfort, convenience and general welfare and will not adversely affect the neighborhood or be injurious to the properties in the vicinity. 90 Page 12 of 13 05/29/2018 i1 11 Of benefit to the neighborhood with the project would be the opportunity to connect to sanitary sewer and a reduced overall cost because of the approximate 800 linear feet that would be built by the project developers. Development of the subject site requires the applicant to bring the sewer line onto the property and to the east property line. Staff recommends that the rezone be conditioned with the requirement to bring the sewer line an additional 100 feet to 47th Avenue S. to assist with the availability of the system for expanded neighborhood use. Comment from emergency service providers and the results of the traffic analysis indicate that left turning movements are difficult onto S. Ryan Way and would be a concern with increase in trips associated with the rezone. In order to further the interests of public safety, comfort and convenience, the rezone should be conditioned to require left turn pockets to facilitate and assist in maintaining adequate level of service and entering and exiting 47th Avenue S. Staff concludes that redesignating the site to HDR would be in the best interest of the neighborhood subject to specific conditions that would support the Comprehensive Plan's priority of creating high quality residential neighborhoods. RECOMMENDATION After discussion, agreement on a decision and any conditions, staff recommends that the Council move the draft ordinances to change the Comprehensive Plan and Zoning Map to the consent agenda of the June 18, 2018 Regular meeting. Staff recommends approval of the request for a change to the Comprehensive Plan's Land Use and the Zoning map from Low Density Residential to High Density Residential for Vintage@Tukwila subject to the following conditions below, which are illustrated on Attachment D: 1. 47th Avenue S. between S. Ryan Way and S. 109th Street, and S. 109th Street between the site and 47th Avenue S., shall be improved with curbs, gutters, sidewalks, street illumination, and storm water facilities, in accordance with the City's Infrastructure Design and Construction Standards Manual in effect at the time of building permit application, prior to receiving a certificate of occupancy for the development on the site. 2. The sanitary sewer line that serves the development on the site shall be extended to 47 Avenue S. at the time of the development in accordance with the City's Infrastructure Design and Construction Standards manual in effect at the time of building permit application. 3. On S. Ryan Way, a westbound (WB) left -turn pocket, and on 47th Avenue S., a northbound (NB) left -turn pocket, shall be installed prior to receiving a certificate of occupancy for development on the site. 4. Within 60 days of passage of this ordinance, the applicant shall record against the subject property a covenant or other document approved by the City, listing the development conditions associated with the site. 5. The applicant must apply for a development permit for the proposed project within 36 months of the effective date of this ordinance. 6. Failure to comply with the conditions set forth herein shall cause the change to the Comprehensive Plan Land Use Map to be null and void, and the subject property shall revert to the zoning immediately preceding passage of this ordinance. Page 13 of 13 05/29/2018 91 '---\tachment A PROJECT DESCRIPTION AND ANALYSIS QUESTION 11. Provide a written response to the criteria listed at TMC 18.80.50 and 18.80.10. An amendment may be appropriate in light of new information that affects assumptions on which the Comprehensive Plan and Zoning Code were based, unanticipated changes in community conditions or goals, or in the interest of public safety and welfare. A. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.050) Demonstrate how each of the following circumstances justifies a re -designation of your property or a change in existing Plan policies: 1. Describe how the issue is addressed in the Comprehensive Plan. If the issue is not adequately addressed, is there a need for the proposed change? The subject parcels for which a comp plan re -designation is sought are TPN# 6874200530, 3348401800, 3348401810, 3348401820, and 3348401860. This request seeks to have the subject parcels re -designated to a High Density Residential (HDR) land use designation, to facilitate HDR zoning that would enable future senior housing development at the site. The parcels are currently designated as Low Density Residential in the Tukwila Comprehensive Plan (TCP). The Low Density Residential Comprehensive Plan designation is suitable for areas primarily characterized by detached single-family residential structures and their accessory uses, along with educational, institutional and recreational uses. However, density may vary by neighborhood and for projects proposing innovative housing types. The subject property is wooded and undeveloped, as is the parcel to the south. It is separated, by a single vacant parcel, from Commercial/Light Industrial development to the north. To the west of the parcels is a narrow undeveloped right-of-way running north - south that separates the subject lots from the highway. To the east are small lots with single family homes. South Ryan Way abuts the immediately adjacent parcels to the north and east, which meanders through considerable residential housing. Consistent with this, the immediately adjacent property to the east designated for low -density residential land use, which land is in fact developed to Low Density Residential standards, and is lined with single-family homes. The subject property would remain in a housing designation, which its location near to the highway will permanently buffer the LDR properties to the east. The subject parcels would be appropriately designated as an HDR land use. HDR land uses under the Tukwila Municipal Code are intended to provide a high -density, multiple - family district which is also compatible with commercial and office areas" TMC 18.14.010. The redesignations would be compatible with the C/LI designation just one 93 • parcel away to the north, and would be bordered by housing to the east, effectively buffering the LDR from both C/LI and the highway. One of the principal issues identified in the Tukwila Comprehensive plan is the need for affordable housing. As discussed at TCPp. 3-3, HOUSING AFFORDABILITY, more and more households in Tukwila are struggling to meet their housing costs. The TCP continues, recognizing that not only has community poverty tripled in Tukwila since 2003, almost half of City residents are burdened by housing costs, paying more than 30% of their income for housing. To remedy this, Tukwila Comprehensive Plan GOAL 3.5 seeks to ensure that the City of Tukwila includes a full range of housing for persons in all stages of life and for all members of our community. Designating and zoning these vacant lands HDR would provide significant opportunity to add to the housing stock in the City that is particularly .focused on the aging and less fiscally advantaged segment of the community. 2. Why is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? HDR is a residential use designation, but is one that is compatible with the nearby CL/I property on lot away to the north, and also with the LDR to the east. Designating the parcels as HDR would also facilitate a residential housing land use separating the residential to the east from not only the C/LI nearby, but also buffering the single-family homes from the highway. The re -designation would facilitate future zoning and development of multi family units. The applicant desires to develop multi -unit housing that will provide affordable senior housing. The site is already characterized by access to municipal infrastructure and services including roads and existing municipal wastewater lines. The re -designation of the parcels would allow,fisture development at the expense of a private developer, which would result in installation of new interior roads and would upgrade the existing wastewater system. Development of these upgrades would be done without cost to the city, but the infrastructure would be developed to meet City standards and would ultimately become part of the City's systems. This allows for infill in and near areas already characterized by urban services such that it would avoid the need for lengthy extensions of municipal systems to serve more remote areas within the city. 3. Why will the proposed change result in a net benefit to the community? If not, what type of benefit can be expected and why? The area would experience upgrades to the existing wastewater transmission system in the area. Also, the re -designation would allow for high -density zoning under which affordable senior housing would be pursued. The City's Comprehensive Plan recognizes the need for housing stock beyond single-family residential dwellings, as well as the need for affordable housing. This proposal is the first step in achieving those goals. 94 B. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.010) 1. A detailed statement of what is proposed and why; HDR land use designations serve to provide property that can support affordable multi- family housing and senior citizen housing. The zoning for HDR supports apartment houses, town houses, row houses and condominium, as well as multi family duplex, triplex, or four Alex units. This parcel lies in between low -density residential land, the interstate and nearby commercial land to the north, and will create a residential buffer in between them. The re -designation would also facilitate future zoning and development of multi family units. The applicant desires to develop multi -unit housing that will provide affordable senior housing. 2. A statement of the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed change: The property, now currently vacant and wooded but designated as LDR, would be rezoned and developed to HDR standards in order to provide affordable high density multi -unit senior residential housing stock. This would enable development that would provide a permanent residential buffer in between the single family residences to the east and the freeway and commercial development further north. Roads and wastewater systems would be upgraded as a result of future development at the expense of the developer rather than the City. The geographic area to be affected would include undeveloped land to the south, single-family residences to the east and northeast, commercial development to the north one parcel away, and highway to the west. The impacts would be positive — incompatible uses would be permanently buffered, and city infrastructure (roads and wastewater) would be upgraded. 3. An explanation of why the current comprehensive plan or development regulations are deficient or should not continue in effect; (be specific; cite policy numbers and code sections that apply): The Low Density Residential Comprehensive Plan designation is intended for areas primarily characterized by detached single-family residential structures and their accessory uses, along with educational, institutional and recreational uses, whereas High -Density Residential reflects areas characterized by larger and higher density multi- family buildings and their accessory uses. TCP at p. A-13. The parcels subject to this request are large sized and remain undeveloped, such that re -designation to HDR will render them capable of supporting more housing units than LDR. These advances Housing Policy 3.1.1: Provide sufficient zoned housing potential to accommodate future multi family households to meet the regional growth target of 4,800 new housing units by 2031, and Housing Policy 3.2.1: Provide zoning that allows a variety of housing throughout the City to allow for diverse, equitable neighborhoods. Because the targeted 95 zoning is for low-income senior housing, the change would also facilitate Housing Policy 3.2.2: Encourage a full range of housing opportunities for all population segments, including very low-income households earning less than 30% AMI, through actions including, but not limited to, revising the Tukwila's zoning map and development codes as appropriate, which would enable a wide variety of housing types to be built. The re -designation would allow for HDR zoning. Tukwila Municipal Code 18.14.010's Purpose is as follows: "A. this district implements the High -Density Residential Comprehensive Plan designation, which allows up to 22.0 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide a high -density, multiple family district which is also compatible with commercial and office areas. The parcels subject to this application fall squarely within the HDR zoning expectations. The subject parcel would be appropriately designated as a High Density Residential (HDR) land use. HDR land use -designations under the TCP are appropriate for "Areas characterized by larger and higher density multi family buildings and their accessory uses, along with educational, institutional and recreational uses. Applicant proposes to develop areas characterized by residential duplexes, triplexes and fourplexes and their accessory uses, along with educational, institutional and recreational uses. MDR areas are intended to provide a transition between high -density residential or commercial areas and low -density residential areas. [ j " 2. Why is the proposed change the best means for meeting the identified public need? The need for more multi family housing is a pervasive issue in Tukwila. This change advances high -density residential affordable senior housing. See TCP GOAL 3.2: "The City of Tukwila has safe, healthy and affordable homes for all residents in Tukwila." Additionally, these parcels lie in between low -density residential land, the highway and nearby commercial land. This change would serve to advance multiple city objectives. It would create a land use designation that would provide a housing residential use to buffer the nearby commercial and the highway from existing low density residential development. Not only will the re -designation result in creating a land use that can create a buffer in between the highway and low -density land uses that are already in existence, but the re - designation would also facilitate future zoning and development of multi family units. The applicant desires to develop multi -unit housing that will provide affordable senior housing. The site is already characterized by access to municipal infrastructure and services including roads and existing municipal wastewater lines. The re -designation of this property would allow future development at the expense of a private developer, which would result in installation of new interior roads and would upgrade the existing wastewater system. Development of these upgrades would be done without cost to the 96 / city, but the infrastructure would be developed to meet City standards and would ultimately become part of the City 's systems. This allows for infr.11 in and near areas already characterized by urban services such that it would avoid the need for lengthy extensions of municipal systems to serve more remote areas within the city. 3. What other options are there for meeting the identified public need? Other parcels in the city could be re -designated, as necessary, and developed under an HDR land use designation and zoning standard. These, at a minimum, would require upgrades to public infrastructure and services systems, or Greenfield development to install new services at higher expense where no such services exist now. Also, those locations may not provide the added benefit of developing a buffer between existing LDR development and the highway, as well as nearby CLL. There will still be need for multi -unit, affordable and senior housing in Tukwila following this project_ 4. A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act; RCW 36.70A.020: (1) Urban growth. The re -designation will enable the zoning of the property to High Density Residential, in an urban area already characterized by public facilities and infrastructure that will both be improved and extended in an efficient manner. (2) Reduce sprawl. The density proposed is high, and site would be compact, which would not allow for the sprawl of low -density development. It is already characterized by the necessary urban infrastructure and services, which would be extended and upgraded. (3) Transportation. Any rezoning and subsequently approved development of the parcel that is proposed after this comprehensive plan land use re -designation would be evaluated for, and conditioned as appropriate under the Tukwila Municipal Code, means of encouraging efficient multimodal transportation systems that are based on regional priorities and coordinated with the city's comprehensive plan. (4) Housing. The purpose of this request for re -designation is to allow for rezoning and subsequent development of the parcel to provide multi -unit housing that is affordable to seniors, and which would advance the city's objectives of providing additional stock of housing of various types. (5) Economic development. The requested re -designation would enable high -density residential development to occur that would be consistent with the City's adopted comprehensive plan. It would stimulate private economic development within the City, add to the city tax base, and would provide housing targeted to be affordable to seniors, which can be a particularly 97 / vulnerable sector of society relative to finding suitable, safe and reasonably priced housing. (6) Property rights. No private property will be taken for public use by this re -designation, nor will the property rights of landowners experience arbitrary and discriminatory actions as a result. (7) Permits. It is anticipated that the applicant will seek, and the City of Tukwila and affected state agencies, as appropriate, have the means to process, applications for both state and local government permits in a timely and fair manner to ensure predictability. (8) Natural resource industries. The subject property does not contain natural resource -based industries, including productive timber, agricultural, and fisheries industries. The property does not include productive forestlands and productive agricultural lands that require protection from discontinuance or incompatible uses (9) Open space and recreation. It is anticipated that the applicable City of Tukwila development regulations pertaining to open space, enhanced recreational opportunities,. fish and wildlife habitat conservation, and increased access to natural resource lands and water, parks and recreation facilities, would be appropriately evaluated and conditions imposed, as appropriate thereunder in any future proposals for development of such property to a medium -density zoning standard. (10) Environment. It is anticipated that the applicable City of Tukwila development regulations pertaining to protection the environment and enhancement of the state's high quality of life would be appropriately evaluated as appropriate should future development proposals to a medium -density use be proposed. (11) Citizen participation and coordination. The City of Tukwila's Comprehensive Plan adoption, update and revision processes encourage the involvement of citizens in the planning process and ensure coordination between communities and jurisdictions to reconcile conflicts. (12) Public facilities and services. The City of Tulnvila's zoning and development codes contain applicable provisions to ensure that those public facilities and services necessary to support development shall be adequate to serve the development at the time the development is available for occupancy and use without decreasing current service levels below locally established minimum standards. (13) Historic preservation. 98 t�. l 1 The City of Tukwila's adopted environmental code contains provisions that, where applicable, advance the identification of and encourage the preservation of lands, sites, and structures that have historical or archaeological significance. 5. A statement of how the proposed amendment complies with applicable Countywide Plannine Policies: Development patterns (King County Countywide Planning Policies (KCCPP): • The compact nature of high -density residential land use and subsequent development that takes advantage of urban infrastructure already in place complies with and effectuates KCCPP Overarching Goal: "Growth in King County occurs in a compact, centers -focused pattern that uses land and infrastructure efficiently and that protects Rural and Resource Lands. "KCCPP at p 17. • Re -designating the subject property to High Density Residential will advance future rezoning and development consistent with KCCPP Development Patterns Urban Lands Goal DP-2 to "Promote a pattern of compact development within the Urban Growth Area that includes housing at a range of urban densities ... [ KCCPP at p. 18. Housing: • Re -designating the subject property to High Density Residential will advance future rezoning and multi -unit affordable senior housing development consistent with KCCPP Housing Overarching Goal and Goal H-1, which provide " Overarching Goal: The housing "of all economic and demographic groups are met within all jurisdictions." "H-1. Address the countywide need for housing affordable to households with moderate, low and very -low incomes, including those with special needs. " KCCPP at p. 33. 6. A statement of what changes, if any, would be required in functional plans (i.e.. the City's water, sewer, stone water or shorelineplans) if the proposed amendment is adopted; None will be required. 7. A statement of what capital improvements. if any, would be needed to support the proposed change, and how the proposed change will affect the capital facilities plans of the City: None will be required. 8. A statement of what other changes, if any. are required in other City codes. plans or regulations to implement the proposed change. None will be necessary to implement the proposed change; however, subsequent rezoning of this property to the medium -density residential zone requirements and associated development regulations will be sought. 99 L KING JR. WAY S JO I I I I 141— I ti I I I I 504J144 '4UE rScILLI!i_. —F.- .7.7- = -7 - -- ----I....1. • < j — ; I ---------\ \ V I I I \ \ I I \ \ I 1 tTUKWILA TH and SOUTH RYAN WAY HINGTON L J 1 1" nystrom+ olson architecture 502 w riverside ave, suite 200. spoken% wa 99201 ph: 509.329.6464 web: www.nystromolson.com 11 1llatlitiM1V ATTACHMENT C Table 18-6: Land Uses Allowed by District P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S=Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM C/L I U HI MIC/L MIC/H TVS TSO PRO Adult day care A A A A A A A P Adult entertainment (subject to location restrictions- ) P P P P P P P Airports, landing fields and heliports (except emergency sites) U U U U U U U Amusement Parks C C C C C C P Animal rendering U P Animal shelters and kennels, subject to additional State and local regulations (less than 4 cats/dogs =no permit) C C C C C C Animal Veterinary, including associated temporary indoor boarding; access to an arterial required P P P P P P P P P P Automobile, recreational vehicles or travel trailer or used car sales lots 2 P P P P P P P Automotive services, gas (outside pumps allowed), washing, body and engine repair shops (enclosed within a building), and alternate fueling station (not wholesale distribution facilities). P P P P P P P P P P Beauty or barber shops P P P P P P P P P r3 r4 P P Bed and breakfast lodging for not more than twelve guests5 C C C Bed and breakfast lodging (no size limit specified) C P t Bicycle repair shops P P P P P P P P P P P P P Billiard or pool rooms P A P P P P P P P Boarding Homes C C Brew Pubs P P C P P P P P P P P P P Bus stations P P P P P P P P P P Cabinet shops or carpenter shops employing less than five people P P P P P P P P Cargo containers (*see also 18.50.060) A&S A&S A&S A&S A&S A&S P P P P P Cement manufacturing U U U U U U Cemeteries and crematories C C C C C C C C C C C C 0 CA) Page 1 O = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S=Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM C/L I U HI MIC/L MIC/H TVS TSO PRO Colleges and universities C C C C C C C C r6 L6 C P Commercial laundries P P P P P P P Commercial Parking p7 p7 p7 137 137 p8 p8 p8 Computer software development and similar uses P P P P P P P P P P9 r10 P P P Contractor storage yards P P P P P P Continuing care retirement facility. C C C C C C C P Convalescent & nursing homes & assisted living facility for not more than twelve patients C P P P C P P P P P P Convalescent & nursing homes & assisted living facility for more than twelve patients C C C C C C C P Convention facilities P P P P P P P Correctional institutes 11 U U U U Daycare Centers (not home -based) P P P P P P P P P P P P P P P Daycare Family Home (Family Child Care Home) A A A A A A A A A A A Diversion facilities and diversion interim services facilities south of Strander Blvd U Dormitory C C C 13 A 13 A 13 A 13 A 13 A 13 A 13 A 13 A 13 A 13 A 13 A Drive-in theatres C C C C C C Dwelling — Detached Single family (Includes site built, modular home or new manufactured home). One detached single family dwelling per existing lot permitted in MUO, 0, RCC, NCC, TVS. P P P P P P P P P14 Dwelling- Detached Zero -Lot Line Units P Dwelling- Duplex, triplex or fourplex or townhouse up to four attached units. P Dwelling- Townhouses P ! Dwelling —Multi -family P p15 p14 Dwelling — Multi -family units above office and retail uses P P P P 16 22/ ac P14 Dwelling — Senior citizen housing, including assisted living facility for seniors *see purpose section of chapter, uses sections, and development standards. P meeting density and all other MDR standards P 60/ac P 60/ac P 60/ ac P 60/ ac P 60/ac 16 C 100/ ac 14 P Dwelling unit —Accessory 17 A A A A A A A A A Page2 P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S=Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM C/LI U HI MIC/L MIC/H TVS TSO PRO Electrical Substation — Distribution C C C C C C C C C C C C C C P Electrical Substation —Transmission/Switching U U U U Electric Vehicle Charging Station — Level 1 and Level 2 A A A P P P P P P P P P P P P P Electric Vehicle Charging Station — Level 3, battery exchange stations, and rapid charging stations. (TMC 18.50.140) A A A A A A P P P P P P P P P P Essential public facilities, except those uses listed separately in any of the other zones U U U U U U U U U Extended -stay hotel/motel P P P P P P P Farming and farm -related activities P P Financial, banking, mortgage, other services P P P P P P P P P9/ r3 C4 P P Fire & Police Stations C C C C C C C C C C C C C C C P Fix -it, radio or television repair shops/rental shops P P P P P P P P P Fraternal organizations P P C P P P P P P P P Frozen food lockers for individual or family use P P P P P P P P Garage or carport (private) not exceeding 1,500 sq./ft on same lot as residence and is subject to the regulations affecting the main building. A A Greenhouses (noncommercial) and storage sheds not exceeding 1,000 sq./ft A A A A Greenhouses or nurseries (commercial) P P P P P P P P P Hazardous waste treatment and storage facilities (off -site) subject to compliance with state siting criteria (RCW Chapter 70.105) (See TMC 21.08) C C Heavy equipment repair and salvage P P P P P P Helipads, accessory C Home Occupation *see definition and accessory use A A A A A A A A A A Hospitals C C C C C C C C P Hospitals, sanitariums, or similar institutes C Hotels P P P P P C C P P Hydroelectric and private utility power generating plants U U U U U U U U Industries involved with etching, film processing, lithography, printing and publishing P P P P P P P P P Internet Data/Telecommunication Centers C P P P P P P P Landfills and excavations which the responsible official, acting pursuant to the State Environmental Policy Act, determines are significant environmental actions U U U U U U U U U U U U U U U Laundries; self -serve, dry cleaning, tailor, dyeing P P P P P P P P P P P P P Libraries, museums, or art galleries (public) C C P P P C P P P P P P P P P P Manuf./Mobile home park18 C P Page 3 CD 0, °P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S=Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM C/LI U HI MIC/L MIC/H TVS TSO PRO Manufacturing and industrial uses that have little potential for creating off -site noise, smoke, dust, vibration or other external environmental impacts or pollution: A) Manufacturing, processing and/or packaging pharmaceuticals and related products, such as cosmetics and drugs P19 P P P P P P P P P B) Manufacturing, processing and/or packaging previously prepared materials including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics, rubber, tile, and wood P19 P P P P P P P P P C) Manufacturing, processing, assembling, packaging and/or repairing electronic, mechanical or precision instruments such as medical and dental equipment, photographic goods, measurement and control devices, and recording equipment P19 P P P P P P P P P D) Manufacturing, processing, packaging of foods, such as baked goods, beverages, candy, canned or preserved foods, dairy products and byproducts, frozen foods, instant foods, and meats (no slaughtering) i)) Fermenting and distilling included P P P P ii)) No fermenting and distilling P19 P P P P P Manufacturing and industrial uses that have moderate to substantial potential for creating off -site noise, smoke, dust, vibration or other external environmental impacts: A) Manufacturing, processing and/or assembling chemicals, Tight metals, plastics, solvents, soaps, wood, coal, glass, enamels, textiles, fabrics, plaster, agricultural products or animal products (no rendering or slaughtering) C C P C P C , B) Manufacturing, processing and/or assembling of previously manufactured metals, such as iron and steel fabrication; steel production by electric arc melting, argon oxygen refining, and consumable electrode melting; and similar heavy industrial uses C C P C P C C) Manufacturing, processing and/or assembling of previously prepared metals including, but not limited to, stamping, dyeing, shearing or punching of metal, engraving, galvanizing and hand forging C C C P P P P C D) Manufacturing, processing, assembling and/or packaging of electrical P P P P P C Page 4 P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S=Special Permission (Administrative approval by the Director) LDR MDR HOR MUO 0 RCC NCC RC RCM C/LI U HI MIC/L MIC/H TVS ISO PRO or mechanical equipment, vehicles and machines including, but not limited to, heavy and light machinery, tools, airplanes, boats or other transportation vehicles and equipment E) Heavy metal processes such as smelting, blast furnaces, drop forging or drop hammering C P Manufacturing, refining or storing highly volatile noxious or explosive products (less than tank car lots) such as acids, petroleum products, oil or gas, matches, fertilizer or insecticides; except for accessory storage of such materials • U U U U / Marijuana producers, processors, or retailers (with state issued license) P p p20 Mass transit facilities U U U U U U U U U U U U U U U U Medical and dental laboratories P P P P P P P P P Minor expansion of an existing warehouse 21 S Mortician and funeral homes P P P P P P C Motels P P P P P C C P P Movie theaters with three or fewer screens P Movie theaters with more than 3 screens 22 S Offices including: medical, dental, government (excluding fire & police stations), professional, administrative, business, e.g. travel, real estate & commercial 23 P P 23 P 24 P P P P P P 9 P r10 2s P r26 P P Office or sample room for wholesale or retail sales, with less than 50% storage or warehousing P Outpatient and emergency medical and dental services r 3 ra Park & ride lots C C C C C C C C C C C C Parking areas A A A A A A A A A A A A A A A A Parks, trails, picnic areas and playgrounds (public), but not including amusement parks, golf courses, or commercial recreation p P P p p p p P P P P P P P P P P Pawnbroker C C P P P P P Planned Shopping Center (mall) P P P P P P p27 Plumbing shops (no tin work or outside storage) P P P P P P P P Radio, television, microwave, or observation stations and towers C C C C C C C C C C C C C C C C Railroad freight or classification yards U U U U Railroad tracks (including lead, spur, loading or storage) P P P P P P Recreation facilities (commercial — indoor) — athletic or health clubs P P P P P P P P r3 P P P Recreation facilities (commercial — indoor), including bowling alleys, skating rinks, shooting ranges C P P P P P P 0 Page 5 = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S=Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM CjI.I U HI MICA MIC/H TVS TSO PRO Recreation facilities (commercial — outdoor), including golf courses, golf driving ranges, fairgrounds, animal race tracks, sports fields C C C C Recreation facilities (public), including, but not limited to sports fields, community centers and golf courses C C C C C C C C C C C C C C P Recreational area and facilities for employees A A A A A A A A A A A A A Religious facilities with an assembly area less than 750 sq ft P P P P P P P P P P P Religious facilities with an assembly area greater than 750 sq ft and community center buildings C C C C C C C C C C C Religious facility and community center buildings. C C C Removal and processing of sand, gravel, rock, peat, black soil and other natural deposits together with associated structures U U U U U U Rental of vehicles not requiring a commercial driver's license P P P P P P P P P Rental of commercial trucks and fleet rentals requiring a commercial driver's license P P P P P P P Research and development facilities P P Residences for security or maintenance personnel A A A A A A A A A A A A A Restaurants including drive through, sit down, cocktail lounges in conjunction with a restaurant P P P P P P P P P Restaurants including cocktail lounges in conjunction with a restaurant P P C P Retail sales of furniture appliances, automobile parts and accessories, liquor, lumber/bldg. materials, lawn &garden supplies, farm supplies P P P P P P P P Retail sales, e.g. health/ beauty aids/ prescription drugs/ food/hardware/notions/crafts/supplies/housewares/ electronics/photo- equip/film processing/ books/magazines/ stationery/ clothing/shoes/flowers/plants/pets/jewelry/ gifts/rec. equip/ sporting goods, and similar items. P P P P P P P P C3 C4 P P Retail sales as part of a planned mixed -use development where at least 50% of gross leasable floor area development is for office use; no auto -oriented retail sales (e.g., drive-ins, service stations). P P Rock crushing, asphalt or concrete batching or mixing, stone cutting, brick manufacture, marble works, and the assembly of products from the above materials C C P C P C C Sales and rental of heavy machinery and equipment subject to landscaping requirements of Chapter 18.52* P P P P P P P Salvage and wrecking operations P P C Salvage and wrecking operations which are entirely enclosed within a building P P P P Schools and studios for education or self-improvement P P P P P P P P P P 9C10 P28 P P Page 6 P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S=Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM C/L I U HI MIC/L MIC/H TVS TSO PRO Schools, preschool, elementary, junior & senior high schools (public), and equivalent private schools C C C C C C C C C C C P (public only) Secure community transition facility 29 U Self -storage facilities P P P P P P P P P Sewage lift station U U U U U U U P Shelter P P P P P Stable (private) Aju Aju Asu P j _ Storage (outdoor) of materials allowed to be manufactured or handled within facilities conforming to uses under this chapter; and screened pursuant to Chapter 18.52 P P P P P P P P P Storage (outdoor) of materials is permitted up to a height of 20 feet with a front yard setback of 25 feet, and to a height of 50 feet with a front yard setback of 100 feet; security required P P P C C Storm water- neighborhood detention + treatment facilities U U U U U U U P Storm water pump station U U U U U U U Studios —Art, photography, music, voice and dance P P P P P P P P P Taverns, nightclubs P P P P P P31 p31 P P Telephone exchanges P P P P P P P P p p P P Theaters, except those theaters which constitute "adult entertainment establishments" as defined by this Zoning Code P P P P P P p P32 Tow -truck operations, subject to all additional State and local regulations P P P P P P P Transfer stations (refuse and garbage) when operated by a public agency U U U U Truck terminals P P P P P P Utilities, regional C Vehicle storage(no customers onsite, does not include park -and -fly operations) P Warehouse storage and/or wholesale distribution facilities P P P P P P P P Water pump station U U U U U U U P Water utility reservoir and related facilities U U U U U U U Wireless Telecommunications Facilities (*see TMC 18.58) P P P P P P P P P P P P P P P P P CD Note: The Director of Community Development will make a determination for uses not specifically listed in the Zoning Code. The Director will consider whether the proposed use is: a. Similar in nature to and compatible with other uses permitted out right within a similar zone; and b .Consistent with the stated purpose of the zone; and c. Consistent with the policies of the Tukwila Comprehensive Plan. Page 7 1. Adult entertainment establishments are permitted, subject to the following location restrictions: a. No adult entertainment establishment shall be allowed within the following distances from the following specified uses, areas or zones, whether such uses, areas or zones are located within or outside the City limits: (1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, 0, NCC, RC, RCM or TUC zone districts or any other residentially -zoned property; (2) In or within one-half mile of: (a) Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such schools; and (b) Care centers, preschools, nursery schools or other child care facilities; (3) In or within 1,000 feet of: (a) public park, trail or public recreational facility; or (b) church, temple, synagogue or chapel; or (c) public library. b. The distances specified in TMC Section 18.30.020.1.a shall be measured by following a straight line from the nearest point of the property parcel upon which the proposed use is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated. c. No adult entertainment establishment shall be allowed to locate within 1,000 feet of an existing adult entertainment establishment. The distance specified in this section shall be measured by following a straight line between the nearest points of public entry into each establishment. 2. No dismantling of cars or travel trailers or sale of used parts allowed. 3. Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment, and film processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items; retail services such as beauty and barber shops, outpatient and emergency medical/dental services, and recreation/health clubs. Retail sales and services are limited to uses of a type and size that clearly intend to serve other permitted uses and/or the employees of those uses. 4. Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment, and film processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items; retail services such as beauty and barber shops, financial services, outpatient and emergency medical/dental services, and recreation/health clubs. Retail sales and services are limited to uses of a type and size that clearly intend to serve other permitted uses and/or the employees of those uses. 5. Bed and breakfast facilities, provided: a. the manager/owner must live on -site, b. the maximum number of residents, either permanent or temporary, at any one time is twelve, c. two on -site parking spaces for the owner and permanent residents and one additional on -site parking space is provided for each bedroom rented to customers, d. the maximum length of continuous stay by a guest is 14 days, e. breakfast must be offered on -site to customers, and f. all necessary permits or approvals are obtained from the Health Department. 6. Colleges and universities with primarily vocational curriculum if associated with an established aviation, manufacturing or industrial use. 7. Commercial parking; provided it is: a. located within a structure having substantial ground floor retail or commercial activities and designed such that the pedestrian and commercial environments are not negatively impacted by the parking use; or b. located at least 175 feet from adjacent arterial streets and behind a building that, combined with appropriate Type III landscaping, provides effective visual screening from adjacent streets. 8. Commercial parking subject to TMC Chapter 18.56, Off -Street Parking and Loading Regulations. 9. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with an established aviation, manufacturing or industrial use, less than 20,000 square feet. This category does not include outpatient medical and dental clinics. Page 8 10. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with an established aviation, manufacturing or industrial use, 20,000 square feet and over. 11. Correctional institution operated by the City of Tukwila 12. Family child care homes, provided the facility shall be licensed by the Department of Early Learning or its successor agency and shall provide a safe passenger loading zone. 13. Dormitory as an accessory use to other uses that are otherwise permitted or approved conditional uses such as churches, universities, colleges or schools. 14. Allowed after residential design manual with criteria for approval is adopted by ordinance. 15. Dwelling - multi -family units on a lot that does not front on Tukwila International Boulevard South, subject to the HDR requirements of TMC Section 18.50.083, Maximum Building Length, and TMC Section 18.52.060, 2-4, Recreation Space Requirements. 16. Dwelling - Multi -family units (Max. 22.0 units/acre except senior citizen housing which is allowed to 100 units/acre, as a mixed -use development that is non -industrial in nature); must be located on property adjacent to and not greater than 500 feet from the Green River, Tukwila Pond, or Minider Pond. 17. Accessory dwelling unit, provided: a. minimum lot of 7,200 square feet; b. accessory dwelling unit is no more than 33% of the square footage of the primary residence and a maximum of 1,000 square feet, whichever is less; c. one of the residences is the primary residence of a person who owns at least 50% of the property, d. dwelling unit is incorporated into the primary detached single-family residence, not a separate unit, so that both units appear to be of the same design as if constructed at the same time; e. minimum of three parking spaces on the property with units less than 600 square feet, and a minimum of four spaces for units over 600 square feet; and f. the units are not sold as condominiums. 18. Manufactured/mobile home park, meeting the following requirements: a. the development site shall comprise not less than two contiguous acres; b. overall development density shall not exceed eight dwelling units per acre; c. vehicular access to individual dwelling units shall be from the interior of the park; and d. emergency access shall be subject to the approval of the Tukwila Fire Department. 19. NCC allows businesses that include a retail component in conjunction with their manufacturing operation and meeting other performance standards of Chapter 18.22. These businesses may manufacture, process, assemble and/or package the following: a. foods, including but not limited to baked goods, beverages, candy, canned or preserved foods, dairy products and by products, frozen foods, instant foods and meats (no slaughtering); b. pharmaceuticals and related products such as cosmetics and drugs; c. bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paints, paper, plastics, rubber, tile and wood; d. electronic, mechanical, or precision instruments; e. other manufacturing and assembly of a similar light industrial character; f. industries involved with etching, lithography, printing, and publishing, meeting the City's performance standards and offering their services to the local populace on a walk-in basis; g• businesses that service and repair the above products, that are entirely enclosed within a building, offering their services to the local populace on a walk-in basis and meeting the City's performance standards. 20. Where the underlying zoning is HI or TVS Page 9 % —• f N 21. Minor expansion of an existing warehouse if the following criteria are met: a. The area of the proposed expansion may not exceed 5% of the floor area of the existing warehouse; b. The proposed expansion will not increase any building dimension that is legally non -conforming; c. Only one minor expansion may be permitted per warehouse in existence as of the date of adoption of the Tukwila South Project Development Agreement; d. The proposed expansion must be constructed within two years of the date of approval; e. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design; f. All measures have been taken to minimize the possible adverse impacts the proposed expansion may have on the area in which it is located. 22. Movie theaters with more than three screens if the following criteria are met: a. The applicant must demonstrate through an economic analysis that the theater will not have a significant financial impact on any other theater in Tukwila; b. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design; c. The proposed theater must demonstrate substantial conformance with the goals and policies of the Comprehensive Land Use Policy Plan and the Tukwila South Master Plan; d. All measures have been taken to minimize the possible adverse impacts the proposed theater may have on the area in which it is located. 23. Offices, when such offices occupy no more than the first two stories of the building or basement and floor above. 24. Offices, when such offices occupy no more than the first two stories of the building, or basement and floor above, or three stories, in the Urban Redevelopment Area along Tukwila International Boulevard, 25. Offices; must be associated with another permitted use (e.g., administrative offices for a manufacturing company present within the MIC). 26. Offices not associated with other permitted uses and excluding medical/dental clinics, subject to the following location and size restrictions: a. New Office Developments: (1) New office developments shall not exceed 100,000 square feet of gross floor area per lot that was legally established prior to 09/20/2003. (2) No new offices shall be allowed on lots that abut the Duwamish River and are north of the turning basin. The parcels that are ineligible for stand-alone office uses are shown in Figure 18-12. b. An existing office development established prior to 12/11/1995 (the effective date of the Comprehensive Plan) that exceeds the maximum size limitations may be recognized as a conforming Conditional Use under the provisions of this code. An existing office development established prior to 12/11/1995 (the effective date of the Comprehensive Plan) may convert to a stand-alone office use subject to the provisions of this code. 27. Planned shopping center (mall) up to 500,000 square feet. 28. Schools for professional and vocational education if associated with an established aviation, manufacturing or industrial use. Page 29. Secure community transition facility, subject to the following location restrictions: a. No secure community transition facility shall be allowed within the specified distances from the following uses, areas or zones, whether such uses, areas or zones are located within or outside the City limits: (1) In or within 1,000 feet of any residential zone. (2) Adjacent to, immediately across a street or parking lot from, or within the line of sight of a "risk potential activity/facility" as defined in RCW 71.09.020 as amended, that include: (a) Public and private schools; (b) School bus stops; (c) Licensed day care and licensed preschool facilities; (d) Public parks, publicly dedicated trails, and sports fields; (e) Recreational and community centers; (f) Churches, synagogues, temples and mosques; and (g) Public libraries. (3) One mile from any existing secure community transitional facility or correctional institution. b. No secure community transition facility shall be allowed on any isolated parcel which is otherwise considered eligible by applying the criteria listed under TMC 18.38.050-12.a, but is completely surrounded by parcels ineligible for the location of such facilities. c. The distances specified in TMC 18.38.050-12.a shall be measured as specified under Department of Social and Health Services guidelines established pursuant to RCW 71.09.285, which is by following a straight line from the nearest point of the property parcel upon which the secure community transitional facility is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated. d. The parcels eligible for the location of secure community transition facilities by applying the siting criteria listed above and information available as of August 19, 2002, are shown in Figure 18-11, "Eligible Parcels for Location of Secure Community Transition Facilities." Any changes in the development pattern and the location of risk sites/facilities over time shall be taken into consideration to determine if the proposed site meets the siting criteria at the time of the permit application. 30. Private stable, if located not less than 60 feet from front lot line nor less than 30 feet from a side or rear lot line. It shall provide capacity for not more than one horse, mule or pony for each 20,000 square feet of stable and pasture area, but not more than a total of two of the above mentioned animals shall be allowed on the same lot. 31. No night clubs 32. Theaters for live performances only, not including adult entertainment establishments. Page 11 Standards Comparison Design Review LDR For non residential uses HDR All multi -family Recreation Space None 400 square feet per unit Maximum Bldg. foot print 35% Lot area minimum 6,500 9,600 sq.ft. Development area maximum 75% (less on larger Tots) Setbacks Front/side/rear 20/5/10 Graduated front: 15/20/30 Side: 10/20/20/30 10/20/20/301 Height 30 feet 45 feet Landscape none 15/10/10 1 Side and Rear setbacks requirements are deeper when adjacent to LDR Page 12 Change Parcels A D from LDR to HDR Parcel D Tax ID 334840-1860 LDR Parcel C Tax ID 334840-1820 Parcel B Tax iD 33 4c 181 Attachment D Condition 3. Add Left turn lanes Condition 1. Improve 47 Ave. S. 115 City of Tukwila Washington Ordinance No. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING THE COMPREHENSIVE PLAN AS PART OF THE ANNUAL DOCKET FOR 2018 BY MODIFYING THE COMPREHENSIVE PLAN LAND USE MAP FOR THE VINTAGE@TUKWILA REZONE; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the City of Tukwila is required to plan under the Growth Management Act (RCW 36.70A.040); and WHEREAS, the Growth Management Act requires that comprehensive plans and development regulations be subject to continuing evaluation and review and allows comprehensive plans to be amended on an annual basis, but no more than once a year, with certain exceptions; and WHEREAS, the Growth Management Act provides that amendments to comprehensive plans shall be considered simultaneously with an evaluation of the cumulative effects of the requested amendments and for general consistency of each amendment with the Plan, while also allowing for separate review and adoption of each individual proposal; and WHEREAS, the City received a request in December 2016 (File No. PL16-0062) from a property owner for rezone of their properties as part of the annual Comprehensive Plan amendment process; and WHEREAS, the application for Vintage@Tukwila, which is an active senior living residential development, was postponed from consideration in 2017 pending additional review and analysis of area -wide impacts to the Ryan Hill neighborhood, which has been completed; and WHEREAS, sanitary sewer service to the neighborhood is needed to ensure public health and neighborhood quality; the conditions analysis shows that the Vintage@ Tukwila site is critical to extending sewer to the neighborhood; and property owners and residents do not oppose higher density development in this part of the neighborhood; and W: Word Processing\Ordinances\Vintage@Tukwila Comp Plan Land Use Map 5-18-18 MB:bjs Page 1 of 3 117 WHEREAS, Vintage@Tukwila's rezone application is now being considered as part of the 2018 amendments to the Comprehensive Plan; and WHEREAS, the City of Tukwila provided the required 60-day notification of the proposed Comprehensive Plan amendments to the Washington State Department of Commerce under RCW 36.70A.106; and WHEREAS, on May 24, 2018, the City of Tukwila issued a Determination of Nonsignificance pursuant to the State Environmental Policy Act (SEPA) (Chapter 197- 11 WAC) and Tukwila Municipal Code Title 21 for the proposed change to the Vintage@Tukwila site on the Comprehensive Plan Land Use Map; and WHEREAS, on June 4, 2018, the City Council held a duly noticed public hearing to receive comments on the proposed changes to the Comprehensive Plan Land Use Map; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Findings and Conclusions. The City Council hereby adopts the Findings and Conclusions, attached hereto as Exhibit B and incorporated by this reference as if fully set forth herein. Section 2. Comprehensive Plan Land Use Map Change Approved. The Vintage@Tukwila site is located in the block bounded by S. Ryan Way, 47th Avenue S., Seattle City Light right-of-way, and Martin Luther King Jr. Way S., located in Tukwila, Washington, King County. The site is further identified as tax parcels: 3348401800, 3348401810, 3348401820 and 3348401860, and as legally described and shown in the attached Exhibit C. The site, which contains Parcels A through D, is hereby rezoned from Low Density Residential (LDR) to High Density Residential (HDR), as shown in the attached Exhibit A, subject to the following conditions: 1. 47th Avenue S. between S. Ryan Way and S. 109th Street, and S. 109th Street between the site and 47th Avenue S., shall be improved with curbs, gutters, sidewalks, street illumination, and storm water facilities, in accordance with the City's Infrastructure Design and Construction Standards Manual in effect at the time of building permit application, prior to receiving a certificate of occupancy for the development on the site. 2. The sanitary sewer line that serves the development on the site shall be extended to 47 Avenue S. at the time of the development in accordance with the City's Infrastructure Design and Construction Standards manual in effect at the time of building permit application. 3. On S. Ryan Way, a westbound (WB) left -turn pocket, and on 47th Avenue S., a northbound (NB) left -turn pocket, shall be installed prior to receiving a certificate of occupancy for development on the site. 4. Within 60 days of passage of this ordinance, the applicant shall record against the subject property a covenant or other document approved by the City, listing the development conditions associated with the site. W: Word Processing\Ordinances\Vintage@Tukwila Comp Plan Land Use Map 5-18-18 118 MB:bjs Page 2 of 3 5. The applicant must apply for a development permit for the proposed project within 36 months of the effective date of this ordinance. 6. Failure to comply with the conditions set forth herein shall cause the change to the Comprehensive Plan Land Use Map to be null and void, and the subject property shall revert to the zoning immediately preceding passage of this ordinance. Section 3. Map Amendment Authorized. The Community Development Director, or his designee, is hereby authorized to amend the City's official Comprehensive Land Use Map to show the changes in designation from LDR to HDR for the Vintage@Tukwila site as authorized in Section 2 of this ordinance. Section 4. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section/subsection numbering. Section 5. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 6. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 2018. ATTEST/AUTHENTICATED: Christy O'Flaherty, MMC, City Clerk APPROVED AS TO FORM BY: Rachel B. Turpin, City Attorney Allan Ekberg, Mayor Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: Exhibit A — Comprehensive Plan Map / Site Map Exhibit B — Findings and Conclusions Staff Report (File No. PL16-0062) Exhibit C — Legal Description W: Word Processing\Ordinances\Vintage@Tukwila Comp Plan Land Use Map 5-18-18 MB:bjs Page 3 of 3 119 Map Change Site Parcel B Tax ID 334tatO I8MO 121 l 1 City of Tukwila Allan Ekberg, Mayor Department of Community Development Jack Pace, Director Findings Request Exhibit B The applicant requests an amendment to the Comprehensive Plan's Land Use Map and a corresponding rezone from Low Density Residential (LDR) to High Density Residential (HDR) on four adjacent undeveloped lots totaling 10.5 acres. If the Comprehensive Plan's Land Use and the Zoning map changes are approved, the contract purchaser proposes to construct 247 Senior Housing units in a four-story structure on the four southerly parcels A - D. (Figure 1). Changing the Comprehensive Plan and Zoning maps are no guarantee that the project would be built as initially proposed but is provided as an example of a potential future development. The Comprehensive Plan and Zoning Designations and the subject site are outlined in green. Existing LDR zoning is shaded in yellow, High Density Residential located along 51 Avenue S. in brown, Commercial Light Industrial in purple and Office in blue. Comprehensive Plan Amendment and Rezone Decision Criteria (TMC 18.84.020): The City Council's decision to grant a Comprehensive Plan map change and rezone shall be supported by written findings and conclusions showing specifically that all of the following conditions exist. Approval of the map changes requires the adoption of an ordinance. 123 Map t hau;;e Site l j1 �LOR1� `1 Tax ID 334840- -- l l' 1860 186,001 sq.ft. �T -r LOR 158,558 sq.ft. ; 1 B ---► -X I I — --. PaPrc41 A` ; --- , i 7`1 334:4,- i---- 1- Tax ID 3348401800 t ' --,8 !4"st' '/ Background Annexation History The subject property became part of Tukwila in 1989 as part of the Fire District #1 annexation. At the time of annexation, the property was zoned to reflect the prior King County zoning. When the Comprehensive Plan and city-wide zoning were subsequently reviewed, no changes were proposed to the original King County designations. Public Comment On May 2, 2017, staff held the required public information meeting for residents and property owners within 500 feet of the site. Several property owners attended the meeting to ask 124 Page 2 of 12 05/29/201 H r"\ ". questions. One written comment was received that stated opposition to additional traffic on 47Avenue S. because of safety concerns for local children and provided the opinion that 47 Avenue S. is not capable of handling the additional traffic volume. They requested that access to the proposed multi -family development site be from Martin Luther King Junior Way South (MLKJWS). The City Engineer responded that MLKJWS is designated by Washington State Department of Transportation as limited access and therefore not available for ingress/egress. The City Engineer has requested that at the time of a future development proposal that additional traffic analysis be provided. Because of the lapse in time since the required public meeting in May of 2017, and the initiation of neighborhood -wide meeting in November of 2017 (see "Ryan Hill Neighborhood Study" section below), staff held a second public meeting using an expanded mailing. There were no citizens or comments received at the May 9, 2018 public meeting. Ryan Hill Neighborhood Study Staff initiated a neighborhood -wide study that looked at existing conditions, potential development scenarios and surveyed property owners and residents. The study revealed a number of things that were unknown. The residents and property owners have differing opinions about the future of the neighborhood. Opinions generally depend on where they live or own property within the neighborhood. Higher residential density and housing options are more desirable to property owners north of the Seattle City Light right of way than south of the right of way. Additionally, there was overall support for a neighborhood retail node that would provide additional neighborhood services. Neighborhood input also indicated that the neighborhood's existing characteristics were an asset as it was described as a "rural oasis in the city." Except for the approximate 15-acre Raisbeck property located along the west side of the neighborhood and bordering MLKJRWS, which is the subject of this rezone request, future development is likely to be small scale (short plats) and developed incrementally. Development of less than 4 lots does not require frontal improvements nor would a through connection be financially feasible for most short plat developers. The lack of regional stormwater facilities and the difficulties associated with on -site storm infiltration and/or detention on steep slopes impacts the near term developability of many properties. In areas where redevelopment is more feasible, the needed water and sewer infrastructure improvements identified in the study can be incrementally installed. The incrementally added infrastructure will be able to support the long-term service objectives outlined within the study. Enhancing and improving the circulation system is feasible from an engineering standpoint but not likely from a financial standpoint. The 1,200-foot-long dead end road (twice the length of the City's maximum standard) can be eliminated by connecting between the 109th/48th and Page 3 of 12 125 05/29/2018 110th/49th Avenue S intersections. The City, however, has many street projects, and this new connection is unlikely in the near future as a public project. Finally, the Raisbeck property, which is the Vintage@Tukwila site, is a linchpin for extending sewer service to properties north of the Seattle City Light right of way and south of S. 107th Street. Vicinity/Site Information The subject site is in the Ryan Hill neighborhood and is primarily characterized by environmentally sensitive features located on or in its vicinity. The topographic survey provided by the applicant gives details on vegetation, watercourse and wetlands as well as topographic lines. Landslide Class 2 — Moderate and Class 3 - High landslide areas with topographic slopes that range from 15 — 40%. Wetlands and Stream The wetland and watercourse delineation report that was prepared for this application identified the following: Type 3 watercourse — Ryan Hill Stream. (Stream A) is located to the north of the site and bisects the northeast corner of Parcel D. Most of the wetlands are located around the periphery of the site but whose buffers extend onto the site. The exception is Wetland B. Wetland B is a type IV located in the center of the project site and requires 50 foot buffers. From the Tukwila Municipal Code: "Category IV wetlands have the lowest levels of functions (scores less than 30 points) and are often heavily disturbed. While these are wetlands that should be able to be replaced or improved, they still need protection because they may provide some important functions. Any disturbance of these wetlands will be considered on a case by case basis." (TMC 18.45.080 Wetlands Designations, Ratings and Buffers) Any future development will need to be setback from the wetlands and their buffers. Wetlands A and AA are category II and are located along Ryan Hill Stream and are required to have 100 foot buffers. Wetland C, a category III wetland, which has an 80 foot regulatory buffer, is located on the south of the site and extends onto the Seattle City Light property. There are two other category III wetlands, on the parcel north of the site. (Wetlands E & F — Topographic Survey) 126 Page 4 of 12 05/29/2018 This is not a suwve, . Features de.:icte•d are approximate on!y and may not be to scale Ci11(( LI'c/I&, cr)i . Page 5 of 12 127 05/29/2018 Access The local circulation map, Figure 3, shows the street system that exists in the Ryan Hill neighborhood. Sidewalks exist along S. Ryan Way and intermittently on 51 Avenue S. Bicycle facilities are also in place on 51 Avenue S. King County Metro Route 107 is between 1/4 and ' mile to the east and runs along 51 Avenue S. and Route 124 on E. Marginal Way S. is about a mile to the west. The Rainier Beach Link Station is 1.3 miles to the north. 128 Page 6 of 12 05/29/2018 / Land Use/Development History There are 26 lots adjacent to 47tn/109tn/48tn onto which the subject properties will access, 8 of which are developed with a single family home. The Tots range in size from 3,500 square feet to 41,765 square feet. All but three homes, addressed as 10709, 10719, and 10729 47th Avenue S., were built pre-1964. The three addresses listed were built in 2003 and 2001 and are hooked up to the City's sewer system. The remaining five homes are on septic systems. A review of King County Assessor's property reports shows that they have designated that area as having moderate to high traffic noise. In this area, the assessed value of the developed single family homes range from $200,000 to $373,000. Also within this specific 26 lot area, four lots were acquired by King County for property owner failure to pay property tax, two of which have since been sold at auction, which is evidence of the instability in ownership in this area. City Council Decision (TMC 18.84.030) The City Council has the authority to deny, approve, or approve with conditions and safeguards as it deems necessary to protect or enhance the health, safety, and welfare of the surrounding area, and to ensure that the rezone fully meets the findings set forth in the Decision Criteria (TMC 18.84.020,) which are outlined below. 1. The proposed amendment to the Zoning Map is consistent with the goals, objectives, and policies of the Comprehensive Plan. (TMC18.84.020 - Criteria) During the 2015 Comprehensive Plan update process, there was considerable interest in the need to maintain and enhance residential neighborhoods, while providing housing choices. The Comprehensive Plan describes LDR as follows: Low -Density Residential: Areas primarily characterized by detached single-family residential structures and their accessory uses, along with educational, institutional, and recreational uses. Density may vary by neighborhood and for projects proposing innovative housing types such as cottage housing. These uses and densities are modified where covered by the Commercial Redevelopment, Urban Renewal, Tukwila South, and Public Recreation Overlays. The Comprehensive Plan describes HDR as follows: High -Density Residential: Areas characterized by larger and higher density multi -family buildings and their accessory uses, along with educational, institutional, and recreational uses. Although not stated, high density neighborhoods have typically been located adjacent to and along major transportation corridors. They have been used to separate noisier uses and areas from the single family areas and to provide housing in neighborhood and regional centers of the City. Page 7 of 12 129 05/29/2018 The Comprehensive Plan's highest priority objective is the following: Objective. "To improve and sustain residential neighborhood quality and livability." Numerous goals and policies clarify and support this objective. Some representative examples from the Housing and Residential Neighborhoods elements follow: Housing Goal 3.1 The City of Tukwila provides the City's fair share of regional housing. Housing Policy 3.6.1 Encourage long-term residency by improving neighborhood quality, health and safety. Residential Neighborhoods Goal 7.1 Residential Land Use Pattern: A land use pattern that encourages a strong sense of community by grouping compatible and mutually supportive uses and separating incompatible uses. Residential Neighborhoods Goal 7.4 Neighborhood Sustainability: Continuing enhancement and revitalization of residential neighborhoods to encourage long-term residency and environmental sustainability. Residential Neighborhoods Implementation strategies support retaining LDR zoning and encourage infrastructure improvements as follows: • Continued emphasis on existing land use patterns to protect and preserve residential uses. • Investment in public works and infrastructure improvements. • Continue to develop and implement the Residential Street Program in the CIP. • Development of a variety of new housing, including single-family homes. Residential Neighborhood and Sub -Area Vitality City -planned utility improvements and extensions place priority on improving and sustaining residential neighborhood quality and livability. Utility investments affect neighborhood quality of life and the ability to realize established visions for specific sub -areas. (City of Tukwila Comprehensive Plan, 2015) Tukwila functional plans Tukwila parks and open space do not exist in this neighborhood. The Parks Recreation and Open Space (PROS) Plan has identified the need for a neighborhood park but implementation is shown beyond 2023. A "Ryan Hill Park" is planned "following the upgrade of the local sewer service in the area, which would drive additional housing demand." (Tukwila Parks, Recreation, and Open Space Plan; 2013) Sanitary sewer service. The Ryan Hill neighborhood encompasses 116 acres with less than a mile of sewer. The capital plan for Sanitary Sewer identifies a $1.9 million sewer revitalization for the area but the timeline is beyond 2022. The justification for the project are the existing septic systems that are failing and creating public health hazards. Comprehensive Plan policy 12.1.22 Serve all existing and potential residences and businesses with a sewer utility. The Capital Facilities Plan identifies a $1.9 million sewer project for the neighborhood with the justification that septic systems are failing in the area. 130 Page 8 of 12 05/29/2018 f f 1 / The proposed project would extend sanitary sewer from MLKJWS on the site and then per the City's Infrastructure Design and Construction Standards Manual extend it to the east property line. Bringing the sewer an additional 100 feet to the adjacent right of way would provide an opportunity for future extensions and hook-ups to the sanitary system. Tukwila water service is available to serve the higher intensity land use; however, because the system is not looped the pressure is not adequate for larger buildings. Construction will likely require modifications to structure size to accommodate the lower pressure. Access in the neighborhood is via two neighborhood arterials — Ryan Way and 51 st Avenue S., which have adequate capacity but are not complete streets. Ryan Way does not have bicycle facilities and 51st Avenue S. has sporadic pedestrian facilities. The local access street, 47th Avenue S., meets the minimum street right of way width standard of 50-60 feet, is over 1,000 feet in length and does not contain a turn -around. 600 feet is the City standard for cul-de-sacs the City standard for neighborhood block size is no more than 1,000 feet on one side and double loaded lots on the width. On the other lots along 47th Avenue S., future single family development is likely to be through individual single family home construction permits and short plats that do not typically result in sidewalks or public street improvements. The condition of the street however is not adequate for a higher density project. For example, the pavement width and shoulders are uneven. Financial Planning Model Policy FP-6 — The financing of limited benefit capital improvements (i.e. private development) should be borne by the primary beneficiaries of the improvement. The principle underlying limited benefit is that the property is peculiarly benefited and therefore the owners do not in fact pay anything in excess of what they receive by reason of such improvement. Policy FP-7 — Each Enterprise Fund shall be reviewed annually and it must have a rate structure adequate to meet its operations & maintenance and long-term capital requirements. The program manager for the Sewer Comprehensive Plan stated that developers must bear the burden of extending sewer into this area. 2. The proposed amendment to the Zoning Map is consistent with the scope and purpose of TMC Title 18, "Zoning Code," and the description and purpose of the zone classification applied for. (TMC 18.84.020 Criteria) If approved, the requested map change would rezone approximately 10.5 acres from Tukwila's Low Density Residential to the High Density Residential designation/zone. The Comprehensive Plan states that high -density residential areas are characterized by larger and higher density multi -family buildings and their accessory uses, along with education, institutional and recreational uses. The HDR District (TMC 18.14.010) implements the Comprehensive Plan designation of high density residential. The Zone is used to designate areas that allow up to Page 9 of 12 131 05/29/2018 / 22.0 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide a high -density, multiple -family district that is also compatible with commercial and office areas. Consideration was given to the land uses and development standards in the two different zones. The difference between the two zones in terms of land use are that in HDR the following uses are permitted and are not allowed in LDR: boarding homes; convalescent, assisted living and nursing homes for up to 12 patients; townhouses and multifamily (22 units per acre) and senior housing (at 60/units per acre;) libraries, museums, and public art galleries; and manufactured home parks. If the property were rezoned as HDR, and did not redevelop as currently proposed by the applicant, the range of other uses listed above could be developed as permitted uses. 3. There are changed conditions since the previous zoning became effective to warrant the proposed amendment to the Zoning Map; (TMC 18.84.020(3)) and In November of 2016, central Puget Sound voters approved a funding package that includes the construction of a new light rail station within a mile of the site. The Station is scheduled for completion in the 2030s and provides access to a high capacity transit system. One half mile is the usual walk shed for rail systems but bus routes are rerouted to provide feeder service to the stations. Boeing Access Road and S. Ryan Way will be a major route to serve the station. The opportunity to have high quality transit access was not funded until 2016. The current economic impact on the regional housing market was not expected. The price of homes is rising faster in the Seattle area than anywhere else in the nation. Since the downturn in 2007, home prices are up 23.9%. Seattle leads the nation in year over year and month over month home price growth. The applicant proposes an affordable senior housing project. A major initiative to fund, build and replace City buildings (Public Facilities Plan, Tukwila 2016) will impact the overall Capital Improvement Program and likely delay any identified neighborhood infrastructure improvements thereby delaying upgrades and public infrastructure in this neighborhood. Development is and will be expected to continue to pay for itself. 4. The proposed amendment to the Zoning Map will be in the interest of furtherance of the public health, safety, comfort, convenience, and general welfare, and will not adversely affect the surrounding neighborhood, nor be injurious to other properties in the vicinity in which the subject property is located. (TMC 18.84.040(4)) The City's Capital Facilities Plan shows the need for urban infrastructure improvements in this neighborhood for a neighborhood park and a sewer system to serve the area. Timing and funding for these facilities, however, has not been identified. The lots that are south of S. 107th Street and west of 50th Avenue S. are dependent on access to the sanitary sewer line in MLKJWS. The rezone will allow a project that will provide affordable housing, provide new construction that could serve to anchor the area and create a higher standard of design quality as required by the City's rigorous design review process. Development of the site would improve the infrastructure for the neighborhood and make sanitary sewers possible in the near term for property owners. 132 Page 10 of 12 05/29/2018 F CONCLUSIONS Below are the four decision criteria in bold and the conclusions drawn from the findings above. 1. The proposal is consistent with the goals, objectives and policies of the Comprehensive Plan. The 2015 Comprehensive Plan update reaffirmed Tukwila's highest priority objective, "To improve and sustain residential neighborhood quality and livability." This neighborhood is a challenging area because of the lack of public facilities and environmentally challenging land of slopes and water. The subject site, although it borders the interstate and MLKJWS on the west, has no access except through a local access street that is bordered by single family homes. The public facilities identified to support and serve this area are not funded in the near or mid- term. The proposal would be able to pay for urban services and amenities that would support the overall livability and quality of this residential neighborhood. Specifically, access to the site is via 47th Avenue S. and S. 109 Street west of 47th Avenue S, which are not adequate for higher density travel, would need to be improved. Their improvement would improve overall neighborhood quality; therefore, the City Council concludes that as part of the future project and as a condition of this rezone, the applicant should make street improvements that meet the City's infrastructure standards including sidewalks. Sanitary sewer would be extended as part of the future project from MLKWJS onto the site and to the east property line. To benefit the neighborhood, the extension of the sewer to the adjacent public right of way would also fulfill the Comprehensive Plan's goat of improving neighborhood quality and livability and fulfilling the policy of serving all residences with sewer service. The City Council concludes that conditioning the rezone to require the extension of the sewer line to the right of way to the east will increase the access and the feasibility and decrease the total system cost for sanitary sewers in the neighborhood and therefore meet the criteria. 2. The proposal is consistent with the scope and purpose of the Zoning Code and the description and purpose of the HDR zone. High density development lends itself to clustering and thereby preserving sensitive areas and open space. The entire property would be under one owner and manager thereby limiting the incremental impacts typical of individual homeowners on trees, wetlands and streams. 3. There are changed conditions since the previous zoning became effective to warrant the amendment to the Map. Residents of the City have stated that they are struggling and being displaced due to the impact of rising rents and the high cost of homeownership. The unprecedented economic impact caused by the regional demand for housing is hurting members of the community who are economically challenged. The proposal could provide affordable housing for seniors as well as basic public facilities that would support the surrounding property owners. Page 11 of 12 133 05/29/2018 4. The proposal shall be in the interest of furthering the public health, safety, comfort, convenience and general welfare and will not adversely affect the neighborhood or be injurious to the properties in the vicinity. Of benefit to the neighborhood with the project would be the opportunity to connect to sanitary sewer and a reduced overall cost because of the approximate 800 linear feet that would be built by the project developers. Development of the subject site requires the applicant to bring the sewer line onto the property and to the east property line. The City Council concludes that in order to meet the criteria the rezone should be conditioned with the requirement to bring the sewer line an additional 100 feet to 47th Avenue S. to assist with the availability of the system for expanded neighborhood use. Comment from emergency service providers and the results of the traffic analysis indicate that left turning movements are difficult onto S. Ryan Way and would be a concern with increase in trips associated with the rezone. In order to further the interests of public safety, comfort and convenience, the City Council concludes that the rezone should be conditioned to require left turn pockets to facilitate and assist in maintaining adequate level of service and safety in entering and exiting 47th Avenue S. from S. Ryan Way. The City Council concludes that redesignating the site to HDR would be in the best interest of the neighborhood subject to specific conditions that would support the Comprehensive Plan's priority of creating high quality residential neighborhoods and further the public's health, safety and comfort. 134 Page 12 of 12 05/29/2018 05-24-18 VINTAGE @ TUKWILA LEGAL DESCRIPTION: PARCEL A: EXHIBIT C LOT 165, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT PORTIONS CONDEMNED BY THE CITY OF SEATTLE FOR TRANSMISSION LINE PURPOSES IN SUPERIOR COURT CAUSE NO. 469557 AS CONTEMPLATED BY ORDINANCE NO. 82986; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1, BY DEED RECORDED MARCH 07, 1963 UNDER RECORDING NO. 5552941, RECORDS OF KING COUNTY; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5695665; AND EXCEPT THAT PORTION THEREOF IF ANY LYING WITHIN STREET. TAX ACCOUNT NO.: 334840-1800-07 PARCEL B: LOT 166, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF CONVEYED TO STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5552940. TAX ACCOUNT NO.: 334840-1810-05 PARCEL C: LOTS 167 TO 170, GARDENS ADDITION ACCORDING TO THE PAGE 82, RECORDS INCLUSIVE, BLOCK 18, C. D. HILLMAN' TO THE CITY OF SEATTLE DIVISION NO. PLAT THEREOF RECORDED IN VOLUME 12 OF KING COUNTY, WASHINGTON; S MEADOW 2, OF PLATS, 135 / EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 597316. TAX ACCOUNT NO.: 334840-1820-03 PARCEL D: LOTS 171 TO 173, GARDENS ADDITION ACCORDING TO THE PAGE 82, IN KING INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW TO THE CITY OF SEATTLE DIVISION NO. 2, PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 601962. TAX ACCOUNT NO.: 334840-1860-04 136 City of Tukwila Washington Ordinance No. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, REZONING CERTAIN REAL PROPERTY LOCATED IN THE RYAN HILL NEIGHBORHOOD AND KNOWN AS VINTAGE@TUKWILA FROM LOW DENSITY RESIDENTIAL (LDR) TO HIGH DENSITY RESIDENTIAL (HDR); PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, in 1995 the City of Tukwila adopted the Zoning Code and Map to implement the City's Comprehensive Plan, and these documents may be reviewed and updated as appropriate; and WHEREAS, as part of the City's 2018 Comprehensive Plan docket of potential amendments, the City is considering an application to change the Comprehensive Plan Land Use Map and Zoning Map for the Vintage@Tukwila project, which is an active senior living residential development; and WHEREAS, on May 2, 2017 and on May 9, 2018, City staff held the required public meeting for the surrounding property owners and tenants regarding the proposed change to the Comprehensive Plan and Zoning Map (Exhibit A); and WHEREAS, sanitary sewer service to the neighborhood is needed to ensure public health and neighborhood quality; the conditions analysis shows that the Vintage@ Tukwila site is critical to extending sewer to the neighborhood; and property owners and residents do not oppose higher density development in this part of the neighborhood; and WHEREAS, the City of Tukwila has complied with the requirements of the State Environmental Policy Act by making a determination on May 24, 2018 that no significant environmental impact would occur as a result of the Zoning Map change; and WHEREAS, notices of the public hearing were timely published in The Seattle Times, posted on site, and mailed to surrounding properties; and W: Word Processing\Ordinances\Vintage@Tukwila-Rezone LDR to HDR 5-18-18 MB:bjs Page 1 of 3 137 / / \ WHEREAS, on June 4, 2018, the City Council held a public hearing and, after receiving and studying staff analysis and comments from the public, has recommended approval of a Zoning Map change, and has made and entered Findings and Conclusions thereon in support of that recommendation; and WHEREAS, after due consideration, the City Council has determined the public interest will be served by approving the zoning map change application with conditions and that the change is in compliance with the City of Tukwila Comprehensive Plan Land Use Map; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Findings and Conclusions Adopted. The City Council hereby adopts the Findings and Conclusions, attached hereto as Exhibit B and incorporated by this reference as if fully set forth herein. Section 2. Zoning Map Change Approved Subject to Conditions. The Viintage@Tukwila site is located in the block bounded by S. Ryan Way, 47th Avenue S., Seattle City Light right-of-way, and Martin Luther King Jr. Way S., located in Tukwila, Washington, King County. The site is further identified as tax parcels 3348401800, 3348401810, 3348401820 and 3348401860, and as legally described and shown in the attached Exhibit C. The site, which contains parcels A through D, is hereby rezoned from Low Density Residential (LDR) to High Density Residential (HDR), as shown on the attached Exhibit A, subject to the following conditions: 1. 47th Avenue S. between S. Ryan Way and S. 109th Street, and S. 109th Street between the site and 47th Avenue S., shall be improved with curbs, gutters, sidewalks, street illumination, and storm water facilities, in accordance with the City's Infrastructure Design and Construction Standards Manual in effect at the time of building permit application, prior to receiving a certificate of occupancy for the development on the site. 2. The sanitary sewer line that serves the development on the site shall be extended to 47th Avenue S. at the time of the development in accordance with the City's Infrastructure Design and Construction Standards Manual in effect at the time of building permit application. 3. On S. Ryan Way, a westbound (WB) left -turn pocket, and on 47th Avenue S., a northbound (NB) left -turn pocket, shall be installed prior to receiving a certificate of occupancy for development on the site. 4. Within 60 days of passage of this ordinance, the applicant shall record against the site a covenant or other document, approved by the City, requiring compliance with the stated conditions. 5. The applicant must apply for a development permit for the proposed project within 36 months of the effective date of this ordinance. W: Word Processing\Ordinances\Vintage@Tukwila-Rezone LDR to HDR 5-18-18 138 MB:bjs Page 2 of 3 6. Failure to comply with the conditions set forth herein shall cause the change to the Zoning Map to be null and void, and the subject property shall revert to the zoning immediately preceding passage of this ordinance. Section 3. Map Change Authorized. The Department of Community Development Director, or his designee, is hereby authorized to amend the City's official Zoning Map to show the zoning change for the Vintage@Tukwila site as authorized in Section 2 of this ordinance. Section 4. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section/subsection numbering. Section 5. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 6. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 2018. ATTEST/AUTHENTICATED: Christy O'Flaherty, MMC, City Clerk APPROVED AS TO FORM BY: Rachel B. Turpin, City Attorney Allan Ekberg, Mayor Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: Exhibit A — Zoning Map / Site Map Exhibit B — Findings and Conclusions Staff Report (File #PL16-0063) Exhibit C — Legal Description W: Word Processing\Ordinances\Vintage@Tukwila-Rezone LDR to HOR 5-18-18 MB:bjs Page 3 of 3 139 Map Change Site Parcel D Tax ID 334840-1860 LOB Tax ID 334840-1820 141 City of Tukwila Allan Ekberg, Mayor Department of Community Development Jack Pace, Director Findings Request Exhibit B The applicant requests an amendment to the Comprehensive Plan's Land Use Map and a corresponding rezone from Low Density Residential (LDR) to High Density Residential (HDR) on four adjacent undeveloped lots totaling 10.5 acres. If the Comprehensive Plan's Land Use and the Zoning map changes are approved, the contract purchaser proposes to construct 247 Senior Housing units in a four-story structure on the four southerly parcels A - D. (Figure 1). Changing the Comprehensive Plan and Zoning maps are no guarantee that the project would be built as initially proposed but is provided as an example of a potential future development. The Comprehensive Plan and Zoning Designations and the subject site are outlined in green. Existing LDR zoning is shaded in yellow, High Density Residential located along 51 Avenue S. in brown, Commercial Light Industrial in purple and Office in blue. Comprehensive Plan Amendment and Rezone Decision Criteria (TMC 18.84.020): The City Council's decision to grant a Comprehensive Plan map change and rezone shall be supported by written findings and conclusions showing specifically that all of the following conditions exist. Approval of the map changes requires the adoption of an ordinance. 143 Parcel C Tax ID 334840- 1820 Background Annexation History The subject property became part of Tukwila in 1989 as part of the Fire District #1 annexation. At the time of annexation, the property was zoned to reflect the prior King County zoning. When the Comprehensive Plan and city-wide zoning were subsequently reviewed, no changes were proposed to the original King County designations. Public Comment On May 2, 2017, staff held the required public information meeting for residents and property owners within 500 feet of the site. Several property owners attended the meeting to ask 144 Page 2 of 12 05/29/2018 f1 questions. One written comment was received that stated opposition to additional traffic on 47Avenue S. because of safety concerns for local children and provided the opinion that 47 Avenue S. is not capable of handling the additional traffic volume. They requested that access to the proposed multi -family development site be from Martin Luther King Junior Way South (MLKJWS). The City Engineer responded that MLKJWS is designated by Washington State Department of Transportation as limited access and therefore not available for ingress/egress. The City Engineer has requested that at the time of a future development proposal that additional traffic analysis be provided. Because of the lapse in time since the required public meeting in May of 2017, and the initiation of neighborhood -wide meeting in November of 2017 (see "Ryan Hill Neighborhood Study" section below), staff held a second public meeting using an expanded mailing. There were no citizens or comments received at the May 9, 2018 public meeting. Ryan Hill Neighborhood Study Staff initiated a neighborhood -wide study that looked at existing conditions, potential development scenarios and surveyed property owners and residents. The study revealed a number of things that were unknown. The residents and property owners have differing opinions about the future of the neighborhood. Opinions generally depend on where they live or own property within the neighborhood. Higher residential density and housing options are more desirable to property owners north of the Seattle City Light right of way than south of the right of way. Additionally, there was overall support for a neighborhood retail node that would provide additional neighborhood services. Neighborhood input also indicated that the neighborhood's existing characteristics were an asset as it was described as a "rural oasis in the city." Except for the approximate 15-acre Raisbeck property located along the west side of the neighborhood and bordering MLKJRWS, which is the subject of this rezone request, future development is likely to be small scale (short plats) and developed incrementally. Development of less than 4 lots does not require frontal improvements nor would a through connection be financially feasible for most short plat developers. The lack of regional stormwater facilities and the difficulties associated with on -site storm infiltration and/or detention on steep slopes impacts the near term developability of many properties. In areas where redevelopment is more feasible, the needed water and sewer infrastructure improvements identified in the study can be incrementally installed. The incrementally added infrastructure will be able to support the long-term service objectives outlined within the study. Enhancing and improving the circulation system is feasible from an engineering standpoint but not likely from a financial standpoint. The 1,200-foot-long dead end road (twice the length of the City's maximum standard) can be eliminated by connecting between the 109th/48th and Page 3 of 12 05/29/2018 145 f 110th/49th Avenue S intersections. The City, however, has many street projects, and this new connection is unlikely in the near future as a public project. Finally, the Raisbeck property, which is the Vintage@Tukwila site, is a linchpin for extending sewer service to properties north of the Seattle City Light right of way and south of S. 107th Street. Vicinity/Site Information The subject site is in the Ryan Hill neighborhood and is primarily characterized by environmentally sensitive features located on or in its vicinity. The topographic survey provided by the applicant gives details on vegetation, watercourse and wetlands as well as topographic lines. Landslide Class 2 — Moderate and Class 3 - High landslide areas with topographic slopes that range from 15-40%. Wetlands and Stream The wetland and watercourse delineation report that was prepared for this application identified the following: Type 3 watercourse — Ryan Hill Stream. (Stream A) is located to the north of the site and bisects the northeast corner of Parcel D. Most of the wetlands are located around the periphery of the site but whose buffers extend onto the site. The exception is Wetland B. Wetland B is a type IV located in the center of the project site and requires 50 foot buffers. From the Tukwila Municipal Code: "Category IV wetlands have the lowest levels of functions (scores less than 30 points) and are often heavily disturbed. While these are wetlands that should be able to be replaced or improved, they still need protection because they may provide some important functions. Any disturbance of these wetlands will be considered on a case by case basis." (TMC 18.45.080 Wetlands Designations, Ratings and Buffers) Any future development will need to be setback from the wetlands and their buffers. Wetlands A and AA are category II and are located along Ryan Hill Stream and are required to have 100 foot buffers. Wetland C, a category III wetland, which has an 80 foot regulatory buffer, is located on the south of the site and extends onto the Seattle City Light property. There are two other category III wetlands, on the parcel north of the site. (Wetlands E & F — Topographic Survey) 146 Page 4 of 12 O5/29/2018 t. DP-4 •, tb, 4•074' t Vt. . ! • DP-1.0 „ • , 4 74,-**.• IN • •• • DP-3 r -14 10. • .."••• '41;4,44 • £t• ..s DP-12 • 4,4 1117 • S4'7 D P 7 (JP -8 . - *, r 4iir — • *•• 1Pot•• -• • '.4Aktr.' tor 4* A- - • '•• * — • * • 46.7;31 111 w DP 5 DP-6 f rim • 4. 1 • -1 • 1 • -11611,480.72712 6.024.e This is not a survey. Features depicted are approximate only and may r:ot be to scale Page 5 of 12 147 05/29/2018 0 Access The local circulation map, Figure 3, shows the street system that exists in the Ryan Hill neighborhood. Sidewalks exist along S. Ryan Way and intermittently on 51 Avenue S. Bicycle facilities are also in place on 51 Avenue S. King County Metro Route 107 is between 1/4 and '/2 mile to the east and runs along 51 Avenue S. and Route 124 on E. Marginal Way S. is about a mile to the west. The Rainier Beach Link Station is 1.3 miles to the north. 1,48 05/29/2018 Land Use/Development History There are 26 lots adjacent to 47th1109t"/48t" onto which the subject properties will access, 8 of which are developed with a single family home. The Tots range in size from 3,500 square feet to 41,765 square feet. All but three homes, addressed as 10709, 10719, and 10729 47th Avenue S., were built pre-1964. The three addresses listed were built in 2003 and 2001 and are hooked up to the City's sewer system. The remaining five homes are on septic systems. A review of King County Assessor's property reports shows that they have designated that area as having moderate to high traffic noise. In this area, the assessed value of the developed single family homes range from $200,000 to $373,000. Also within this specific 26 lot area, four Tots were acquired by King County for property owner failure to pay property tax, two of which have since been sold at auction, which is evidence of the instability in ownership in this area. City Council Decision (TMC 18.84.030) The City Council has the authority to deny, approve, or approve with conditions and safeguards as it deems necessary to protect or enhance the health, safety, and welfare of the surrounding area, and to ensure that the rezone fully meets the findings set forth in the Decision Criteria (TMC 18.84.020,) which are outlined below. 1. The proposed amendment to the Zoning Map is consistent with the goals, objectives, and policies of the Comprehensive Plan. (TMC18.84.020 - Criteria) During the 2015 Comprehensive Plan update process, there was considerable interest in the need to maintain and enhance residential neighborhoods, while providing housing choices. The Comprehensive Plan describes LDR as follows: Low -Density Residential: Areas primarily characterized by detached single-family residential structures and their accessory uses, along with educational, institutional, and recreational uses. Density may vary by neighborhood and for projects proposing innovative housing types such as cottage housing. These uses and densities are modified where covered by the Commercial Redevelopment, Urban Renewal, Tukwila South, and Public Recreation Overlays. The Comprehensive Plan describes HDR as follows: High -Density Residential: Areas characterized by larger and higher density multi -family buildings and their accessory uses, along with educational, institutional, and recreational uses. Although not stated, high density neighborhoods have typically been located adjacent to and along major transportation corridors. They have been used to separate noisier uses and areas from the single family areas and to provide housing in neighborhood and regional centers of the City. Page 7 of 12 149 05/29/2018 i 1 The Comprehensive Plan's highest priority objective is the following: Objective. "To improve and sustain residential neighborhood quality and livability." Numerous goals and policies clarify and support this objective. Some representative examples from the Housing and Residential Neighborhoods elements follow: Housing Goal 3.1 The City of Tukwila provides the City's fair share of regional housing. Housing Policy 3.6.1 Encourage long-term residency by improving neighborhood quality, health and safety. Residential Neighborhoods Goal 7.1 Residential Land Use Pattern: A land use pattern that encourages a strong sense of community by grouping compatible and mutually supportive uses and separating incompatible uses. Residential Neighborhoods Goal 7.4 Neighborhood Sustainability: Continuing enhancement and revitalization of residential neighborhoods to encourage long-term residency and environmental sustainability. Residential Neighborhoods Implementation strategies support retaining LDR zoning and encourage infrastructure improvements as follows: • Continued emphasis on existing land use patterns to protect and preserve residential uses. • Investment in public works and infrastructure improvements. • Continue to develop and implement the Residential Street Program in the CIP. • Development of a variety of new housing, including single-family homes. Residential Neighborhood and Sub -Area Vitality City -planned utility improvements and extensions place priority on improving and sustaining residential neighborhood quality and livability. Utility investments affect neighborhood quality of life and the ability to realize established visions for specific sub -areas. (City of Tukwila Comprehensive Plan, 2015) Tukwila functional plans Tukwila parks and open space do not exist in this neighborhood. The Parks Recreation and Open Space (PROS) Plan has identified the need for a neighborhood park but implementation is shown beyond 2023. A "Ryan Hill Park" is planned "following the upgrade of the local sewer service in the area, which would drive additional housing demand." (Tukwila Parks, Recreation, and Open Space Plan; 2013) Sanitary sewer service. The Ryan Hill neighborhood encompasses 116 acres with less than a mile of sewer. The capital plan for Sanitary Sewer identifies a $1.9 million sewer revitalization for the area but the timeline is beyond 2022. The justification for the project are the existing septic systems that are failing and creating public health hazards. Comprehensive Plan policy 12.1.22 Serve all existing and potential residences and businesses with a sewer utility. The Capital Facilities Plan identifies a $1.9 million sewer project for the neighborhood with the justification that septic systems are failing in the area. 150 Page 8 of 12 05/29/2018 / 1 l \ The proposed project would extend sanitary sewer from MLKJWS on the site and then per the City's Infrastructure Design and Construction Standards Manual extend it to the east property line. Bringing the sewer an additional 100 feet to the adjacent right of way would provide an opportunity for future extensions and hook-ups to the sanitary system. Tukwila water service is available to serve the higher intensity land use; however, because the system is not looped the pressure is not adequate for larger buildings. Construction will likely require modifications to structure size to accommodate the lower pressure. Access in the neighborhood is via two neighborhood arterials — Ryan Way and 51 st Avenue S., which have adequate capacity but are not complete streets. Ryan Way does not have bicycle facilities and 51st Avenue S. has sporadic pedestrian facilities. The local access street, 47th Avenue S., meets the minimum street right of way width standard of 50-60 feet, is over 1,000 feet in length and does not contain a turn -around. 600 feet is the City standard for cul-de-sacs the City standard for neighborhood block size is no more than 1,000 feet on one side and double loaded lots on the width. On the other lots along 47th Avenue S., future single family development is likely to be through individual single family home construction permits and short plats that do not typically result in sidewalks or public street improvements. The condition of the street however is not adequate for a higher density project. For example, the pavement width and shoulders are uneven. Financial Planning Model Policy FP-6 — The financing of limited benefit capital improvements (i.e. private development) should be borne by the primary beneficiaries of the improvement. The principle underlying limited benefit is that the property is peculiarly benefited and therefore the owners do not in fact pay anything in excess of what they receive by reason of such improvement. Policy FP-7 — Each Enterprise Fund shall be reviewed annually and it must have a rate structure adequate to meet its operations & maintenance and long-term capital requirements. The program manager for the Sewer Comprehensive Plan stated that developers must bear the burden of extending sewer into this area. 2. The proposed amendment to the Zoning Map is consistent with the scope and purpose of TMC Title 18, "Zoning Code," and the description and purpose of the zone classification applied for. (TMC 18.84.020 Criteria) If approved, the requested map change would rezone approximately 10.5 acres from Tukwila's Low Density Residential to the High Density Residential designation/zone. The Comprehensive Plan states that high -density residential areas are characterized by larger and higher density multi -family buildings and their accessory uses, along with education, institutional and recreational uses. The HDR District (TMC 18.14.010) implements the Comprehensive Plan designation of high density residential. The Zone is used to designate areas that allow up to Page 9 of 12 151 05/29/2018 22.0 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide a high -density, multiple -family district that is also compatible with commercial and office areas. Consideration was given to the land uses and development standards in the two different zones. The difference between the two zones in terms of land use are that in HDR the following uses are permitted and are not allowed in LDR: boarding homes; convalescent, assisted living and nursing homes for up to 12 patients; townhouses and multifamily (22 units per acre;) and senior housing (at 60/units per acre;) libraries, museums, and public art galleries; and manufactured home parks. If the property were rezoned as HDR, and did not redevelop as currently proposed by the applicant, the range of other uses listed above could be developed as permitted uses. 3. There are changed conditions since the previous zoning became effective to warrant the proposed amendment to the Zoning Map; (TMC 18.84.020(3)) and In November of 2016, central Puget Sound voters approved a funding package that includes the construction of a new light rail station within a mile of the site. The Station is scheduled for completion in the 2030s and provides access to a high capacity transit system. One half mile is the usual walk shed for rail systems but bus routes are rerouted to provide feeder service to the stations. Boeing Access Road and S. Ryan Way will be a major route to serve the station. The opportunity to have high quality transit access was not funded until 2016. The current economic impact on the regional housing market was not expected. The price of homes is rising faster in the Seattle area than anywhere else in the nation. Since the downturn in 2007, home prices are up 23.9%. Seattle leads the nation in year over year and month over month home price growth. The applicant proposes an affordable senior housing project. A major initiative to fund, build and replace City buildings (Public Facilities Plan, Tukwila 2016) will impact the overall Capital Improvement Program and likely delay any identified neighborhood infrastructure improvements thereby delaying upgrades and public infrastructure in this neighborhood. Development is and will be expected to continue to pay for itself. 4. The proposed amendment to the Zoning Map will be in the interest of furtherance of the public health, safety, comfort, convenience, and general welfare, and will not adversely affect the surrounding neighborhood, nor be injurious to other properties in the vicinity in which the subject property is located. (TMC 18.84.040(4)) The City's Capital Facilities Plan shows the need for urban infrastructure improvements in this neighborhood for a neighborhood park and a sewer system to serve the area. Timing and funding for these facilities, however, has not been identified. The lots that are south of S. 107th Street and west of 50th Avenue S. are dependent on access to the sanitary sewer line in MLKJWS. The rezone will allow a project that will provide affordable housing, provide new construction that could serve to anchor the area and create a higher standard of design quality as required by the City's rigorous design review process. Development of the site would improve the infrastructure for the neighborhood and make sanitary sewers possible in the near term for property owners. 152 Page l0 of 12 05/29/2018 f f 1 `.i CONCLUSIONS Below are the four decision criteria in bold and the conclusions drawn from the findings above. 1. The proposal is consistent with the goals, objectives and policies of the Comprehensive Plan. The 2015 Comprehensive Plan update reaffirmed Tukwila's highest priority objective, "To improve and sustain residential neighborhood quality and livability." This neighborhood is a challenging area because of the lack of public facilities and environmentally challenging land of slopes and water. The subject site, although it borders the interstate and MLKJWS on the west, has no access except through a local access street that is bordered by single family homes. The public facilities identified to support and serve this area are not funded in the near or mid- term. The proposal would be able to pay for urban services and amenities that would support the overall livability and quality of this residential neighborhood. Specifically, access to the site is via 47th Avenue S. and S. 109 Street west of 47th Avenue S, which are not adequate for higher density travel, would need to be improved. Their improvement would improve overall neighborhood quality; therefore, the City Council concludes that as part of the future project and as a condition of this rezone, the applicant should make street improvements that meet the City's infrastructure standards including sidewalks. Sanitary sewer would be extended as part of the future project from MLKWJS onto the site and to the east property line. To benefit the neighborhood, the extension of the sewer to the adjacent public right of way would also fulfill the Comprehensive Plan's goal of improving neighborhood quality and livability and fulfilling the policy of serving all residences with sewer service. The City Council concludes that conditioning the rezone to require the extension of the sewer line to the right of way to the east will increase the access and the feasibility and decrease the total system cost for sanitary sewers in the neighborhood and therefore meet the criteria. 2. The proposal is consistent with the scope and purpose of the Zoning Code and the description and purpose of the HDR zone. High density development lends itself to clustering and thereby preserving sensitive areas and open space. The entire property would be under one owner and manager thereby limiting the incremental impacts typical of individual homeowners on trees, wetlands and streams. 3. There are changed conditions since the previous zoning became effective to warrant the amendment to the Map. Residents of the City have stated that they are struggling and being displaced due to the impact of rising rents and the high cost of homeownership. The unprecedented economic impact caused by the regional demand for housing is hurting members of the community who are economically challenged. The proposal could provide affordable housing for seniors as well as basic public facilities that would support the surrounding property owners. Page 11 of 12 153 05/29/2018 4. The proposal shall be in the interest of furthering the public health, safety, comfort, convenience and general welfare and will not adversely affect the neighborhood or be injurious to the properties in the vicinity. Of benefit to the neighborhood with the project would be the opportunity to connect to sanitary sewer and a reduced overall cost because of the approximate 800 linear feet that would be built by the project developers. Development of the subject site requires the applicant to bring the sewer line onto the property and to the east property line. The City Council concludes that in order to meet the criteria the rezone should be conditioned with the requirement to bring the sewer line an additional 100 feet to 47th Avenue S. to assist with the availability of the system for expanded neighborhood use. Comment from emergency service providers and the results of the traffic analysis indicate that left turning movements are difficult onto S. Ryan Way and would be a concern with increase in trips associated with the rezone. In order to further the interests of public safety, comfort and convenience, the City Council concludes that the rezone should be conditioned to require left turn pockets to facilitate and assist in maintaining adequate level of service and safety in entering and exiting 47th Avenue S. from S. Ryan Way. The City Council concludes that redesignating the site to HDR would be in the best interest of the neighborhood subject to specific conditions that would support the Comprehensive Plan's priority of creating high quality residential neighborhoods and further the public's health, safety and comfort. 154 Page 12 of 12 05/29/2018 05-24-18 VINTAGE @ TUKWILA LEGAL DESCRIPTION: PARCEL A: EXHIBIT C LOT 165, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT PORTIONS CONDEMNED BY THE CITY OF SEATTLE FOR TRANSMISSION LINE PURPOSES IN SUPERIOR COURT CAUSE NO. 469557 AS CONTEMPLATED BY ORDINANCE NO. 82986; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1, BY DEED RECORDED MARCH 07, 1963 UNDER RECORDING NO. 5552941, RECORDS OF KING COUNTY; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5695665; AND EXCEPT THAT PORTION THEREOF IF ANY LYING WITHIN STREET. TAX ACCOUNT NO.: 334840-1800-07 PARCEL B: LOT 166, BLOCK 18, C.D. HILLMAN' CITY OF SEATTLE, DIVISION NO. 2, RECORDED IN VOLUME 12 OF PLATS, WASHINGTON; S MEADOW GARDENS ADDITION TO THE ACCORDING TO THE PLAT THEREOF PAGE 82, RECORDS OF KING COUNTY, EXCEPT THAT PORTION THEREOF CONVEYED TO STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5552940. TAX ACCOUNT NO.: 334840-1810-05 PARCEL C: LOTS 167 TO 170, GARDENS ADDITION ACCORDING TO THE PAGE 82, RECORDS INCLUSIVE, BLOCK 18, C. D. HILLMAN' TO THE CITY OF SEATTLE DIVISION NO. PLAT THEREOF RECORDED IN VOLUME 12 OF KING COUNTY, WASHINGTON; S MEADOW 2, OF PLATS, 155 EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 597316. TAX ACCOUNT NO.: 334840-1820-03 PARCEL D: LOTS 171 TO 173, INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 601962. TAX ACCOUNT NO.: 334840-1860-04 156 ��TOEL RIVESLLP August 29, 2018 VIA U.S. MAIL Moira Carr Bradshaw, Senior Planner Tukwila Department of Community Development 6200 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 600 University Street, Suite 3600 Seattle, WA 98101 T. 206.624.0900 F. 206.386.7500 www.stoel.com MARRJI PADDEN D. 206.386.7549 marrji.padden@stoel.com Re: Vintage at Tukwila - Development Covenant Dear Moira: ENCLOSED PLEASE FIND THE FOLLOWING: • Original Development Covenant recorded on August 17, 2018 under document number 20180817001048. THE ABOVE IS FURNISHED TO YOU FOR THE PURPOSE INDICATED BELOW: Filing and return of endorsed copies to the undersigned in the enclosed self-addressed, stamped envelope. Please review and call me to discuss. As requested. Other: First American e-filed the Covenant as a courtesy for us, so they returned the original to us. Thank you for your assistance with this matter. It was a pleasure working with you. Should you have any questions, please let us know. Very truly yours, MP:dws Enclosure 98274320.1 0078096-00055 STATE OF WASHINGTON DEPARTMENT OF COMMERCE 1011 P wn Street SE • PO Scar 42525 • O,ymp:a, Wash initen 98504-2525 • (360) 725-4000 tA:w ccrnmence.wa.gov June 21, 2018 Moira Bradshaw Senior Planner City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 Dear Ms. Bradshaw: Thank you for sending the Washington State Department of Commerce (Commerce) the following materials as required under RCW 36.70A.106. Please keep this letter as documentation that you have met this procedural requirement. City of Tukwila - Adopted site specific amendment to the Comprehensive Plan's Land Use and Zoning Code Maps from Low Density Residential (LDR) to High Density Residential (HDR). These materials were received on June 20, 2018 and processed with the Material ID # 25036. We have forwarded a copy of this notice to other state agencies. If this submitted material is an adopted amendment, then please keep this letter as documentation that you have met the procedural requirement under RCW 36.70A.106. If you have submitted this material as a draft amendment, then final adoption may occur no earlier than sixty days following the date of receipt by Commerce. Please remember to submit the final adopted amendment to Commerce within ten days of adoption. If you have any questions, please contact Growth Management Services at reviewteam@commerce.wa.gov, or call Dave Andersen (509) 434-4491 or Paul Johnson (360) 725-3048. Sincerely, Review Team Growth Management Services COUNCIL AGENDA SYNOPSIS Initials Meetiq Date Prepared by Mayor's review Council review 06/04/18 MCB e• 06/18/18 MCB ITEM INFORMATION ITEM No. 6&7 CAS NUMBER: ORIGINAL AGENDA DATE: JUNE 4, 2018 AGI'.ND,\ I"I'I:m Mu.: Request to redesignate a 10.5 acre parcel from Low Density Residential (LDR) to High Density Residential (HDR) for Vintage@Tukwila QUASI-JUDICIAL C.1TI.GORY ❑ Discussion illtq Date 6/4/18 ❑ Motion AItg Dale ❑ Resolution Mtg Dale Z Ordinance Altg Date 6/18/18 ❑ Bid Award Altg Dale ►1 Public Hearing ❑ Other Altg Date Altg Date 6/04/18 SPONSOR ❑ Council ❑ Mayor ❑ Adm Svcs /1 DCD ❑ Finance ❑ Fire ❑ Legal ❑ P&R ❑ Police ❑ Plv' SI'ONSOR's Tukwila may amend its Comprehensive Plan/Zoning map once per year. A property owner summARY submitted a request for a map change from LDR to HDR. Following the required public hearing, the City Council may approve, modify, condition, or deny the request. Due to a 21-day SEPA threshold determination appeal period, the Council is being asked to conduct the quasi-judicial hearing this evening, deliberate and decide on the 2 ordinances and forward them to the June 18 Consent Aaenda. RI;YII?W1 D BY ❑ COW.' NItg. ❑ CA&P Cmte ❑ Utilities Cmte ❑ Arts Comm. DATE: NA 1 F&S Cmte ❑ Transportation Cmte Comm. ❑ Planning Comm. ❑ Parks RECOMMENDATIONS: SPoNsoR/ADMIN. CoMMTr1'El: Department of Community Development NA COST IMPACT / FUND SOURCE EXPI?NDI'I'URI . RIQUIRI:D AMOUNT BUDGETED APPROPRIATION REQUIRED $0.00 $0.00 $0.00 Fund Source: NA Comments: MTG. DATE RECORD OF COUNCIL ACTION 6/4/18 MTG. DATE ATTACHMENTS 6/4/18 Informational Memorandum to City Council with Staff Report and 2 Ordinances Staff Powerpoint presentation Applicant Powerpoint presentation 6/18/18 -L' City of Tukwila Allan Ekberg, Mayor INFORMATIONAL MEMORANDUM TO: Tukwila City Council FROM: Jack Pace, Community Development Department Director BY: Moira Carr Bradshaw, Senior Planner Copy: Mayor Ekberg DATE: May 29, 2018 SUBJECT: Vintage@Tukwila Comprehensive Plan and Zoning Maps change ISSUE Should the City Council approve a request to amend the Comprehensive Plan's Land Use and Zoning Map in the Ryan Hill Neighborhood? BACKGROUND The City received a request to amend the Comprehensive Land Use and Zoning Map for a potential future project called Vintage@Tukwila. The site is located in the Ryan Hill neighborhood where the City recently completed an areawide study of conditions; development scenarios; and neighborhood concerns, and opinions. This application is a quasi-judicial decision that requires the City Council to hold a public hearing. The Council may only take testimony and have discussions on the application at a duly noticed public hearing in order to show impartiality and to be fair to all parties. Because of a required 21-day SEPA threshold determination appeal period, the City Council may not take action on June 4, 2018. Because this item is quasi-judicial, it would be prudent to conclude discussion, make a decision on the evening of the public hearing, and if approved, forward the draft ordinances to the June 18 Consent agenda. DISCUSSION The attached Staff Report contains findings and conclusions about the request and the site relative to the Tukwila Municipal Code (TMC 18.84.020) decision criteria for rezones. There are two ordinances attached — One amends the Comprehensive Plan's Land Use Map and one amends the Zoning Map. The content of the ordinances is similar. FINANCIAL IMPACT None 77 INFORMATIONAL MEMO Page 2 RECOMMENDATION Upon the conclusion of the public hearing and Council deliberation, staff recommends that the City Council move the draft ordinances to the June 18, 2018 consent agenda. Staff recommends approval of the request for a change to the Comprehensive Plan's Land Use and the Zoning map from Low Density Residential to High Density Residential for Vintage@Tukwila subject to the conditions contained in the draft ordinances. ATTACHMENTS Staff Report with Attachments Draft Comprehensive Plan ordinance Draft Zoning Code ordinance 78 Z:ICouncil Agenda ItemsIDCDIVintage@TukwilallnfoMemo - CC 6.4.18 - final.doc City of Tukwila Allan Ekberg, Mayor Department of Community Development Jack Pace, Director Staff Report to the Tukwila City Council HEARING DATE: June 4, 2018 NOTIFICATION: Mailed Notice to properties within 500' radius 4/19/17 Mailed Notice to all Ryan Hill Neighborhood properties 4/27/18 Posted Site Published Notice in the Seattle Times and City web page FILE NUMBERS: E17-0002 SEPA L16-0083 Comprehensive Plan Land Use and Zoning Map change APPLICANT: Mujib Kamawal, Bush Roed & Hitchings REQUEST: LOCATION: Change Comprehensive Plan and zoning designation from Low Density Residential (LDR) and Commercial Light Industrial (C/LI) to High Density Residential (HDR) Four undeveloped tax parcels: 3348401800; 3348401810; 3348401820; 3348401860; that is, Lots 165 -173 of Block 18 of C.D. Hillman's Meadow Gardens Addition Less St Hwy, Less C of S Tran Ln RNV Plat Block: 18 to the City of Seattle Division No. 2. Located to the west and behind 10739 and 10831 47th Avenue S. in the Ryan Hill neighborhood COMPREHENSIVE PLAN: Low Density Residential (LDR) ZONING: Low Density Residential (LDR) SEPA DETERMINATION: Determination of Non -Significance issued May 24, 2018 STAFF: Moira Bradshaw, Senior Planner ATTACHMENTS: A. Applicant's Response to Decision Criteria B. Potential future development plan C. LDR versus High Density Residential Zoning Standards D. Map of Staff Recommended conditions 79 Findings Request The applicant requests an amendment to the Comprehensive Plan's Land Use Map and a corresponding rezone from Low Density Residential (LDR) to High Density Residential (HDR) on four adjacent undeveloped lots totaling 10.5 acres. If the Comprehensive Plan's Land Use and the Zoning map changes are approved, the contract purchaser proposes to construct 247 Senior Housing units in a four-story structure on the four southerly parcels A - D. (Figure 1). Changing the Comprehensive Plan and Zoning maps are no guarantee that the project would be built as initially proposed but is provided as an example of a potential future development. The Comprehensive Plan and Zoning Designations and the subject site are outlined in green. Existing LDR zoning is shaded in yellow, High Density Residential located along 51 Avenue S. in brown, Commercial Light Industrial in purple and Office in blue. Comprehensive Plan Amendment and Rezone Decision Criteria (TMC 18.84.020): The City Council's decision to grant a Comprehensive Plan map change and rezone shall be supported by written findings and conclusions showing specifically that all of the following conditions exist. Approval of the map changes requires the adoption of an ordinance. 80 Page 2 of 13 05/29/2018 16 Ra L1 Parcel D Tax ID 334840- 1860 86,001 sq.ft. LDR e Parcel C Tax ID 334840- 1820 158,558 sq.ft. Figure 1 Comprehensive Plan and Zoning Maps Background s1 LDR w p 1 Li 4? PacIA' Ta ID 334840 1100 1111,8 4-sq-ft LDR LDR sf+o U, HC Annexation History The subject property became part of Tukwila in 1989 as part of the Fire District #1 annexation. At the time of annexation, the property was zoned to reflect the prior King County zoning. When the Comprehensive Plan and city-wide zoning were subsequently reviewed, no changes were proposed to the original King County designations. Public Comment On May 2, 2017, staff held the required public information meeting for residents and property owners within 500 feet of the site. Several property owners attended the meeting to ask Page 3 of 13 05/29/2018 81 questions. One written comment was received that stated opposition to additional traffic on 47Avenue S. because of safety concerns for local children and provided the opinion that 47 Avenue S. is not capable of handling the additional traffic volume. They requested that access to the proposed multi -family development site be from Martin Luther King Junior Way South (MLKJWS). The City Engineer responded that MLKJWS is designated by Washington State Department of Transportation as limited access and therefore not available for ingress/egress. The City Engineer has requested that at the time of a future development proposal that additional traffic analysis be provided. Because of the lapse in time since the required public meeting in May of 2017, and the initiation of neighborhood -wide meeting in November of 2017 (see "Ryan Hill Neighborhood Study" section below), staff held a second public meeting using an expanded mailing. There were no citizens or comments received at the May 9, 2018 public meeting. Ryan Hill Neighborhood Study Staff initiated a neighborhood -wide study that looked at existing conditions, potential development scenarios and surveyed property owners and residents. The study revealed a number of things that were unknown. The residents and property owners have differing opinions about the future of the neighborhood. Opinions generally depend on where they live or own property within the neighborhood. Higher residential density and housing options are more desirable to property owners north of the Seattle City Light right of way than south of the right of way. Additionally, there was overall support for a neighborhood retail node that would provide additional neighborhood services. Neighborhood input also indicated that the neighborhood's existing characteristics were an asset as it was described as a "rural oasis in the city." Except for the approximate 15-acre Raisbeck property located along the west side of the neighborhood and bordering MLKJRWS, which is the subject of this rezone request, future development is likely to be small scale (short plats) and developed incrementally. Development of less than 4 lots does not require frontal improvements nor would a through connection be financially feasible for most short plat developers. The lack of regional stormwater facilities and the difficulties associated with on -site storm infiltration and/or detention on steep slopes impacts the near term developability of many properties. In areas where redevelopment is more feasible, the needed water and sewer infrastructure improvements identified in the study can be incrementally installed. The incrementally added infrastructure will be able to support the long-term service objectives outlined within the study. Enhancing and improving the circulation system is feasible from an engineering standpoint but not likely from a financial standpoint. The 1,200-foot-long dead end road (twice the length of the City's maximum standard) can be eliminated by connecting between the 109th/48th and 82 Page 4 of 13 05/29/2018 110th/49th Avenue S intersections. The City, however, has many street projects, and this new connection is unlikely in the near future as a public project. Finally, the Raisbeck property, which is the Vintage@Tukwila site, is a linchpin for extending sewer service to properties north of the Seattle City Light right of way and south of S. 107th Street. Vicinity/Site Information The subject site is in the Ryan Hill neighborhood and is primarily characterized by environmentally sensitive features located on or in its vicinity. The topographic survey provided by the applicant gives details on vegetation, watercourse and wetlands as well as topographic lines. Landslide Class 2 — Moderate and Class 3 - High landslide areas with topographic slopes that range from 15-40%. Wetlands and Stream The wetland and watercourse delineation report that was prepared for this application identified the following: Type 3 watercourse — Ryan Hill Stream. (Stream A) is located to the north of the site and bisects the northeast corner of Parcel D. Most of the wetlands are located around the periphery of the site but whose buffers extend onto the site. The exception is Wetland B. Wetland B is a type IV located in the center of the project site and requires 50 foot buffers. From the Tukwila Municipal Code: "Category IV wetlands have the lowest levels of functions (scores less than 30 points) and are often heavily disturbed. While these are wetlands that should be able to be replaced or improved, they still need protection because they may provide some important functions. Any disturbance of these wetlands will be considered on a case by case basis." (TMC 18.45.080 Wetlands Designations, Ratings and Buffers) Any future development will need to be setback from the wetlands and their buffers. Wetlands A and AA are category II and are located along Ryan Hill Stream and are required to have 100 foot buffers. Wetland C, a category 111 wetland, which has an 80 foot regulatory buffer, is located on the south of the site and extends onto the Seattle City Light property. There are two other category III wetlands, on the parcel north of the site. (Wetlands E & F — Topographic Survey) Page 5 of 13 05/29/2018 83 f his is not a survey. Features depicted are approximate only and may not be to scale. Figure 2 Wetlands and Watercourse Map 84 Page 6 of 13 05/29/2018 Access The local circulation map, Figure 3, shows the street system that exists in the Ryan Hill neighborhood. Sidewalks exist along S. Ryan Way and intermittently on 51 Avenue S. Bicycle facilities are also in place on 51 Avenue S. King County Metro Route 107 is between '/4 and IA mile to the east and runs along 51 Avenue S. and Route 124 on E. Marginal Way S. is about a mile to the west. The Rainier Beach Link Station is 1.3 miles to the north. r' aka a 0. Trl., t► • aec • :loos I��r"ly - M 4 4 a- • Figure 3 Ryan Hill Neighborhood Access Map 01, Page 7 of 13 05/29/2018 85 Land Use/Development History There are 26 lots adjacent to 47th/109th/48th onto which the subject properties will access, 8 of which are developed with a single family home. The lots range in size from 3,500 square feet to 41,765 square feet. All but three homes, addressed as 10709, 10719, and 10729 47th Avenue S., were built pre-1964. The three addresses listed were built in 2003 and 2001 and are hooked up to the City's sewer system. The remaining five homes are on septic systems. A review of King County Assessor's property reports shows that they have designated that area as having moderate to high traffic noise. In this area, the assessed value of the developed single family homes range from $200,000 to $373,000. Also within this specific 26 lot area, four lots were acquired by King County for property owner failure to pay property tax, two of which have since been sold at auction, which is evidence of the instability in ownership in this area. City Council Decision (TMC 18.84.030) The City Council has the authority to deny, approve, or approve with conditions and safeguards as it deems necessary to protect or enhance the health, safety, and welfare of the surrounding area, and to ensure that the rezone fully meets the findings set forth in the Decision Criteria (TMC 18.84.020,) which are outlined below. Response to the criteria are below and the applicant's responses to the Decision Criteria are Attachment A. 1. The proposed amendment to the Zoning Map is consistent with the goals, objectives, and policies of the Comprehensive Plan. (TMC18.84.020 - Criteria) During the 2015 Comprehensive Plan update process, there was considerable interest in the need to maintain and enhance residential neighborhoods, while providing housing choices. The Comprehensive Plan describes LDR as follows: Low -Density Residential: Areas primarily characterized by detached single-family residential structures and their accessory uses, along with educational, institutional, and recreational uses. Density may vary by neighborhood and for projects proposing innovative housing types such as cottage housing. These uses and densities are modified where covered by the Commercial Redevelopment, Urban Renewal, Tukwila South, and Public Recreation Overlays. The Comprehensive Plan describes HDR as follows: High -Density Residential: Areas characterized by larger and higher density multi -family buildings and their accessory uses, along with educational, institutional, and recreational uses. Although not stated, high density neighborhoods have typically been located adjacent to and along major transportation corridors. They have been used to separate noisier uses and areas 86 Page 8 of 13 05/29/2018 from the single family areas and to provide housing in neighborhood and regional centers of the City. The Comprehensive Plan's highest priority objective is the following: Objective. "To improve and sustain residential neighborhood quality and livability." Numerous goals and policies clarify and support this objective. Some representative examples from the Housing and Residential Neighborhoods elements follow: Housing Goal 3.1 The City of Tukwila provides the City's fair share of regional housing. Housing Policy 3.6.1 Encourage long-term residency by improving neighborhood quality, health and safety. Residential Neighborhoods Goal 7.1 Residential Land Use Pattern: A land use pattern that encourages a strong sense of community by grouping compatible and mutually supportive uses and separating incompatible uses. Residential Neighborhoods Goal 7.4 Neighborhood Sustainability: Continuing enhancement and revitalization of residential neighborhoods to encourage long-term residency and environmental sustainability. Residential Neighborhoods Implementation strategies support retaining LDR zoning and encourage infrastructure improvements as follows: • Continued emphasis on existing land use patterns to protect and preserve residential uses. • Investment in public works and infrastructure improvements. • Continue to develop and implement the Residential Street Program in the CIP. • Development of a variety of new housing, including single-family homes. Residential Neighborhood and Sub -Area Vitality City -planned utility improvements and extensions place priority on improving and sustaining residential neighborhood quality and livability. Utility investments affect neighborhood quality of life and the ability to realize established visions for specific sub -areas. (City of Tukwila Comprehensive Plan, 2015) Tukwila functional plans Tukwila parks and open space do not exist in this neighborhood. The Parks Recreation and Open Space (PROS) Plan has identified the need for a neighborhood park but implementation is shown beyond 2023. A "Ryan Hill Park" is planned "following the upgrade of the local sewer service in the area, which would drive additional housing demand." (Tukwila Parks, Recreation, and Open Space Plan; 2013) Sanitary sewer service. The Ryan Hill neighborhood encompasses 116 acres with less than a mile of sewer. The capital plan for Sanitary Sewer identifies a $1.9 million sewer revitalization for the area but the timeline is beyond 2022. The justification for the project are the existing septic systems that are failing and creating public health hazards. Comprehensive Plan policy 12.1.22 Serve all existing and potential residences and businesses with a sewer utility. Page 9 of 13 05/29/2018 87 The Capital Facilities Plan identifies a $1.9 million sewer project for the neighborhood with the justification that septic systems are failing in the area. The proposed project would extend sanitary sewer from MLKJWS on the site and then per the City's Infrastructure Design and Construction Standards Manual extend it to the east property line. Bringing the sewer an additional 100 feet to the adjacent right of way would provide an opportunity for future extensions and hook-ups to the sanitary system. Tukwila water service is available to serve the higher intensity land use; however, because the system is not looped the pressure is not adequate for larger buildings. Construction will likely require modifications to structure size to accommodate the lower pressure. Access in the neighborhood is via two neighborhood arterials — Ryan Way and 51 st Avenue S., which have adequate capacity but are not complete streets. Ryan Way does not have bicycle facilities and 51st Avenue S. has sporadic pedestrian facilities. The local access street, 47th Avenue S., meets the minimum street right of way width standard of 50-60 feet, is over 1,000 feet in length and does not contain a turn -around. 600 feet is the City standard for cul-de-sacs the City standard for neighborhood block size is no more than 1,000 feet on one side and double loaded lots on the width. On the other Tots along 47th Avenue S., future single family development is likely to be through individual single family home construction permits and short plats that do not typically result in sidewalks or public street improvements. The condition of the street however is not adequate for a higher density project. For example, the pavement width and shoulders are uneven. Financial Planning Model Policy FP-6 — The financing of limited benefit capital improvements (i.e. private development) should be borne by the primary beneficiaries of the improvement. The principle underlying limited benefit is that the property is peculiarly benefited and therefore the owners do not in fact pay anything in excess of what they receive by reason of such improvement. Policy FP-7 — Each Enterprise Fund shall be reviewed annually and it must have a rate structure adequate to meet its operations & maintenance and long-term capital requirements. The program manager for the Sewer Comprehensive Plan stated that developers must bear the burden of extending sewer into this area. 2. The proposed amendment to the Zoning Map is consistent with the scope and purpose of TMC Title 18, "Zoning Code," and the description and purpose of the zone classification applied for. (TMC 18.84.020 Criteria) If approved, the requested map change would rezone approximately 10.5 acres from Tukwila's Low Density Residential to the High Density Residential designation/zone. The 88 Page 10 of 13 05/29/2018 Comprehensive Plan states that high -density residential areas are characterized by larger and higher density multi -family buildings and their accessory uses, along with education, institutional and recreational uses. The HDR District (TMC 18.14.010) implements the Comprehensive Plan designation of high density residential. The Zone is used to designate areas that allow up to 22.0 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide a high - density, multiple -family district that is also compatible with commercial and office areas. A comparison of land uses and development standards and land uses is shown on Attachment C. The difference between the two districts in terms of land use are that in HDR the following uses are permitted and are not allowed in LDR: boarding homes; convalescent, assisted living and nursing homes for up to 12 patients; townhouses and multifamily (22 units per acre;) and senior housing (at 60/units per acre;) libraries, museums, and public art galleries; and manufactured home parks. If the property were rezoned as HDR, and did not redevelop as currently proposed by the applicant, the range of other uses listed above could be developed as permitted uses as indicated on Attachment C. 3. There are changed conditions since the previous zoning became effective to warrant the proposed amendment to the Zoning Map; (TMC 18.84.020(3)) and In November of 2016, central Puget Sound voters approved a funding package that includes the construction of a new light rail station within a mile of the site. The Station is scheduled for completion in the 2030s and provides access to a high capacity transit system. One half mile is the usual walk shed for rail systems but bus routes are rerouted to provide feeder service to the stations. Boeing Access Road and S. Ryan Way will be a major route to serve the station. The opportunity to have high quality transit access was not funded until 2016. The current economic impact on the regional housing market was not expected. The price of homes is rising faster in the Seattle area than anywhere else in the nation. Since the downturn in 2007, home prices are up 23.9%. Seattle leads the nation in year over year and month over month home price growth. The applicant proposes an affordable senior housing project. A major initiative to fund, build and replace City buildings (Public Facilities Plan, Tukwila 2016) will impact the overall Capital Improvement Program and likely delay any identified neighborhood infrastructure improvements thereby delaying upgrades and public infrastructure in this neighborhood. Development is and will be expected to continue to pay for itself. 4. The proposed amendment to the Zoning Map will be in the interest of furtherance of the public health, safety, comfort, convenience, and general welfare, and will not adversely affect the surrounding neighborhood, nor be injurious to other properties in the vicinity in which the subject property is located. (TMC 18.84.040(4)) The City's Capital Facilities Plan shows the need for urban infrastructure improvements in this neighborhood for a neighborhood park and a sewer system to serve the area. Timing and funding for these facilities, however, has not been identified. The lots that are south of S. 107th Street and west of 50th Avenue S. are dependent on access to the sanitary sewer line in MLKJWS. The rezone will allow a project that will provide affordable housing, provide new construction that could serve to anchor the area and create a higher standard of design quality as required by the City's rigorous design review process. Development of the site would improve the Page 11 of 13 05/29/2018 89 infrastructure for the neighborhood and make sanitary sewers possible in the near term for property owners. CONCLUSIONS Below are the four decision criteria in bold and the conclusions drawn from the findings above. 1. The proposal is consistent with the goals, objectives and policies of the Comprehensive Plan. The 2015 Comprehensive Plan update reaffirmed Tukwila's highest priority objective, "To improve and sustain residential neighborhood quality and livability." This neighborhood is a challenging area because of the lack of public facilities and environmentally challenging land of slopes and water. The subject site, although it borders the interstate and MLKJWS on the west, has no access except through a local access street that is bordered by single family homes. The public facilities identified to support and serve this area are not funded in the near or mid-term. The proposal would be able to pay for urban services and amenities that would support the overall livability and quality of this residential neighborhood. Specifically, access to the site is via 47th Avenue S. and S. 109 Street west of 47th Avenue S, which are not adequate for higher density travel. Their improvement, which would be needed for the higher density, would improve overall neighborhood quality. As part of the future project and as a condition of this rezone, the applicant should make street improvements that meet the City's infrastructure standards including sidewalks. Sanitary sewer would be extended as part of the future project from MLKWJS onto the site and to the east property line. To benefit the neighborhood, the extension of the sewer to the adjacent public right of way would also fulfill the Comprehensive Plan's goal of improving neighborhood quality and livability and fulfilling the policy of serving all residences with sewer service. Conditioning the rezone to require the extension of the sewer line to the right of way to the east will increase the access and the feasibility and decrease the total system cost for sanitary sewers in the neighborhood. 2. The proposal is consistent with the scope and purpose of the Zoning Code and the description and purpose of the HDR zone. High density development lends itself to clustering and thereby preserving sensitive areas and open space. The entire property would be under one owner and manager thereby limiting the incremental impacts typical of individual homeowners on trees, wetlands and streams. 3. There are changed conditions since the previous zoning became effective to warrant the amendment to the Map. Residents of the City have stated that they are struggling and being displaced due to the impact of rising rents and the high cost of homeownership. The unprecedented economic impact caused by the regional demand for housing is hurting members of the community who are economically challenged. The proposal could provide affordable housing for seniors as well as basic public facilities that would support the surrounding property owners. 4. The proposal shall be in the interest of furthering the public health, safety, comfort, convenience and general welfare and will not adversely affect the neighborhood or be injurious to the properties in the vicinity. 90 Page 12 of 13 05/29/2018 Of benefit to the neighborhood with the project would be the opportunity to connect to sanitary sewer and a reduced overall cost because of the approximate 800 linear feet that would be built by the project developers. Development of the subject site requires the applicant to bring the sewer line onto the property and to the east property line. Staff recommends that the rezone be conditioned with the requirement to bring the sewer line an additional 100 feet to 47th Avenue S. to assist with the availability of the system for expanded neighborhood use. Comment from emergency service providers and the results of the traffic analysis indicate that left turning movements are difficult onto S. Ryan Way and would be a concern with increase in trips associated with the rezone. In order to further the interests of public safety, comfort and convenience, the rezone should be conditioned to require left turn pockets to facilitate and assist in maintaining adequate level of service and entering and exiting 47th Avenue S. Staff concludes that redesignating the site to HDR would be in the best interest of the neighborhood subject to specific conditions that would support the Comprehensive Plan's priority of creating high quality residential neighborhoods. RECOMMENDATION After discussion, agreement on a decision and any conditions, staff recommends that the Council move the draft ordinances to change the Comprehensive Plan and Zoning Map to the consent agenda of the June 18, 2018 Regular meeting. Staff recommends approval of the request for a change to the Comprehensive Plan's Land Use and the Zoning map from Low Density Residential to High Density Residential for Vintage@Tukwila subject to the following conditions below, which are illustrated on Attachment D: 1. 47th Avenue S. between S. Ryan Way and S. 109th Street, and S. 109th Street between the site and 47th Avenue S., shall be improved with curbs, gutters, sidewalks, street illumination, and storm water facilities, in accordance with the City's Infrastructure Design and Construction Standards Manual in effect at the time of building permit application, prior to receiving a certificate of occupancy for the development on the site. 2. The sanitary sewer line that serves the development on the site shall be extended to 47 Avenue S. at the time of the development in accordance with the City's Infrastructure Design and Construction Standards manual in effect at the time of building permit application. 3. On S. Ryan Way, a westbound (WB) left -turn pocket, and on 47th Avenue S., a northbound (NB) left -turn pocket, shall be installed prior to receiving a certificate of occupancy for development on the site. 4. Within 60 days of passage of this ordinance, the applicant shall record against the subject property a covenant or other document approved by the City, listing the development conditions associated with the site. 5. The applicant must apply for a development permit for the proposed project within 36 months of the effective date of this ordinance. 6. Failure to comply with the conditions set forth herein shall cause the change to the Comprehensive Plan Land Use Map to be null and void, and the subject property shall revert to the zoning immediately preceding passage of this ordinance. Page 13 of 13 05/29/2018 91 Attachment A PROJECT DESCRIPTION AND ANALYSIS QUESTION 11. Provide a written response to the criteria listed at TMC 18.80.50 and 18.80.10. An amendment may be appropriate in light of new information that affects assumptions on which the Comprehensive Plan and Zoning Code were based, unanticipated changes in community conditions or goals, or in the interest of public safety and welfare. A. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.050) Demonstrate how each of the following circumstances justifies a re -designation of your property or a change in existing Plan policies: 1. Describe how the issue is addressed in the Comprehensive Plan. If the issue is not adequately addressed, is there a need for the proposed change? The subject parcels for which a comp plan re -designation is sought are TPN# 6874200530, 3348401800, 3348401810, 3348401820, and 3348401860. This request seeks to have the subject parcels re -designated to a High Density Residential (HDR) land use designation, to facilitate HDR zoning that would enable future senior housing development at the site. The parcels are currently designated as Low Density Residential in the Tukwila Comprehensive Plan (TCP). The Low Density Residential Comprehensive Plan designation is suitable for areas primarily characterized by detached single-family residential structures and their accessory uses, along with educational, institutional and recreational uses. However, density may vary by neighborhood and for projects proposing innovative housing types. The subject property is wooded and undeveloped, as is the parcel to the south. It is separated, by a single vacant parcel, .from Commercial/Light Industrial development to the north. To the west of the parcels is a narrow undeveloped right-of-way running north - south that separates the subject lots from the highway. To the east are small lots with single family homes. South Ryan Way abuts the immediately adjacent parcels to the north and east, which meanders through considerable residential housing. Consistent with this, the immediately adjacent property to the east designated for low -density residential land use, which land is in fact developed to Low Density Residential standards, and is lined with single-family homes. The subject property would remain in a housing designation, which its location near to the highway will permanently buffer the LDR properties to the east. The subject parcels would be appropriately designated as an HDR land use. HDR land uses under the Tukwila Municipal Code are intended to provide a high -density, multiple - family district which is also compatible with commercial and office areas" TMC 18.14.010. The redesignations would be compatible with the C/LI designation just one 93 parcel away to the north, and would be bordered by housing to the east, effectively buffering the LDR from both C/LI and the highway. One of'the principal issues identified in the Tukwila Comprehensive plan is the need for affordable housing. As discussed at TCP p. 3-3, HOUSING AFFORDABILITY. more and more households in Tukwila are struggling to meet their housing costs. The TCP continues, recognizing that not only has community poverty tripled in Tukwila since 2003, almost half of City residents are burdened by housing costs, paying more than 30? of their income for housing. To remedy this, Tukwila Comprehensive Plan GOAL 3.5 seeks to ensure that the City of Tukwila includes a full range of housing for persons in all stages of life and for all members (Our community. Designating and zoning these vacant lands HDR would provide significant opportunity to add to the housing stock in the City that is particularly .focused on the aging and less fiscally advantaged segment of the community. 2. Why is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? HDR is a residential use designation, but is one that is compatible with the nearby CL/I property on lot away to the north, and also with the LDR to the east. Designating the parcels as HDR would also facilitate a residential housing land use separating the residential to the east from not only the C/LI nearby, but also buffering the single-family homes from the highway. The re -designation would, facilitate future zoning and development of multi family units. The applicant desires to develop multi -unit housing that will provide affordable senior housing. The site is already characterized by access to municipal infrastructure and services including roads and existing municipal wastewater lines. The re -designation of the parcels would allow future development at the expense of a private developer, which would result in installation of new interior roads and would upgrade the existing wastewater system. Development of these upgrades would be done without cost to the city, but the infrastructure would be developed to meet City standards and would ultimately become part of the City's systems. This allows for infill in and near areas already characterized by urban services such that it would avoid the need for lengthy extensions of municipal systems to serve more remote areas within the city. 3. Why will the proposed change result in a net benefit to the community? If not, what type of benefit can be expected and why? The area would experience upgrades to the existing wastewater transmission system in the area. Also, the re -designation would allow for high -density zoning under which affordable senior housing would be pursued. The City 's Comprehensive Plan recognizes the need for housing stock beyond single-family residential dwellings, as well as the need for affordable housing. This proposal is the first step in achieving those goals. 94 B. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.010) 1. A detailed statement of what is proposed and why; HDR land use designations serve to provide property that can support affordable multi- family housing and senior citizen housing. The zoning for HDR supports apartment houses, town houses, row houses and condominium, as well as multi family duplex, triplex, or four Alex units. This parcel lies in between low -density residential land, the interstate and nearby commercial land to the north, and will create a residential buffer in between them. The re -designation would also facilitate future zoning and development of multi family units. The applicant desires to develop multi -unit housing that will provide affordable senior housing. 2. A statement of the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed change: The property, now currently vacant and wooded but designated as LDR, would be rezoned and developed to HDR standards in order to provide affordable high density multi -unit senior residential housing stock. This would enable development that would provide a permanent residential buffer in between the single family residences to the east and the freeway and commercial development further north. Roads and wastewater systems would be upgraded as a result of future development at the expense of the developer rather than the City. The geographic area to be affected would include undeveloped land to the south, single-family residences to the east and northeast, commercial development to the north one parcel away, and highway to the west. The impacts would be positive — incompatible uses would be permanently buffered, and city infrastructure (roads and wastewater) would be upgraded. 3. An explanation of why the current comprehensive plan or development regulations are deficient or should not continue in effect; (be specific; cite policy numbers and code sections that apply): The Low Density Residential Comprehensive Plan designation is intended for areas primarily characterized by detached single-family residential structures and their accessory uses, along with educational, institutional and recreational uses, whereas High -Density Residential reflects areas characterized by larger and higher density multi- family buildings and their accessory uses. TCP at p. A-13. The parcels subject to this request are large sized and remain undeveloped, such that re -designation to HDR will render them capable of supporting more housing units than LDR. These advances Housing Policy 3.1.1: Provide sufficient zoned housing potential to accommodate future multi family households to meet the regional growth target of 4,800 new housing units by 2031, and Housing Policy 3.2.1: Provide zoning that allows a variety of housing throughout the City to allow for diverse, equitable neighborhoods. Because the targeted 95 zoning is for low-income senior housing, the change would also facilitate Housing Policy 3.2.2: Encourage a full range of housing opportunities for all population segments, including very low-income households earning less than 30% AMI, through actions including, but not limited to, revising the Tukwila s zoning map and development codes as appropriate, which would enable a wide variety of housing types to be built. The re -designation would allow for HDR zoning. Tukwila Municipal Code 18.14.010's Purpose is as follows: "A. this district implements the High -Density Residential Comprehensive Plan designation, which allows up to 22.0 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide a high -density, multiple family district which is also compatible with commercial and office areas. The parcels subject to this application fall squarely within the HDR zoning expectations. The subject parcel would be appropriately designated as a High Density Residential (HDR) land use. HDR land use -designations under the TCP are appropriate for "Areas characterized by larger and higher density multi family buildings and their accessory uses, along with educational, institutional and recreational uses. Applicant proposes to develop areas characterized by residential duplexes, triplexes and fouiplexes and their accessory uses, along with educational, institutional and recreational uses. MDR areas are intended to provide a transition between high -density residential or commercial areas and low -density residential areas.[J" 2. Why is the proposed change the best means for meeting the identified public need? The need for more multi family housing is a pervasive issue in Tukwila. This change advances high -density residential affordable senior housing. See TCP GOAL 3.2: "The City of Tukwila has safe, healthy and affordable homes for all residents in Tukwila." Additionally, these parcels lie in between low -density residential land, the highway and nearby commercial land. This change would serve to advance multiple city objectives. It would create a land use designation that would provide a housing residential use to buffer the nearby commercial and the highway from existing low density residential development. Not only will the re -designation result in creating a land use that can create a buffer in between the highway and low -density land uses that are already in existence, but the re - designation would also facilitate future zoning and development of multi family units. The applicant desires to develop multi -unit housing that will provide affordable senior housing. The site is already characterized by access to municipal infrastructure and services including roads and existing municipal wastewater lines. The re -designation of this property would allow future development at the expense of a private developer, which would result in installation of new interior roads and would upgrade the existing wastewater system. Development of these upgrades would be done without cost to the 96 city, but the infrastructure would be developed to meet City standards and would ultimately become part of the City's systems. This allows for infrll in and near areas already characterized by urban services such that it would avoid the need for lengthy extensions of municipal systems to serve more remote areas within the city. 3. What other options are there for meeting the identified public need? Other parcels in the city could be re -designated, as necessary, and developed under an HDR land use designation and zoning standard. These, at a minimum, would require upgrades to public infrastructure and services systems, or Greenfield development to install new services at higher expense where no such services exist now. Also, those locations may not provide the added benefit of developing a buffer between existing LDR development and the highway, as well as nearby C/LL. There will still be need for multi -unit, affordable and senior housing in Tukwila following this project 4. A statement of how the proposed amendment complies with and promotes the goals and specific reauirements of the Growth Management Act; RCW 36.70A.020: (1) Urban growth. The re -designation will enable the zoning of the property to High Density Residential, in an urban area already characterized by public facilities and infrastructure that will both be improved and extended in an efficient manner. (2) Reduce sprawl. The density proposed is high, and site would be compact, which would not allow for the sprawl of low -density development. It is already characterized by the necessary urban infrastructure and services, which would be extended and upgraded. (3) Transportation. Any rezoning and subsequently approved development of the parcel that is proposed after this comprehensive plan land use re -designation would be evaluated for, and conditioned as appropriate under the Tukwila Municipal Code, means of encouraging efficient multimodal transportation systems that are based on regional priorities and coordinated with the city's comprehensive plan. (4) Housing. The purpose of this request for re -designation is to allow for rezoning and subsequent development of the parcel to provide multi -unit housing that is affordable to seniors, and which would advance the city's objectives of providing additional stock of housing of various types. (5) Economic development. The requested re -designation would enable high -density residential development to occur that would be consistent with the City's adopted comprehensive plan. It would stimulate private economic development within the City, add to the city tax base, and would provide housing targeted to be affordable to seniors, which can be a particularly 97 vulnerable sector of society relative to finding suitable, safe and reasonably priced housing. (6) Property rights. No private property will be taken, for public use by this re -designation, nor will the property rights of landowners experience arbitrary and discriminatory actions as a result. (7) Permits. It is anticipated that the applicant will seek, and the City of Tukwila and affected state agencies, as appropriate, have the means to process, applications for both state and local government permits in a timely and fair manner to ensure predictability. (8) Natural resource industries. The subject property does not contain natural resource -based industries, including productive timber, agricultural, and fisheries industries. The property does not include productive forestlands and productive agricultural lands that require protection from discontinuance or incompatible uses (9) Open space and recreation. It is anticipated that the applicable City of Tukwila development regulations pertaining to open space, enhanced recreational opportunities, .fish and wildlife habitat conservation, and increased access to natural resource lands and water, parks and recreation facilities, would be appropriately evaluated and conditions imposed, as appropriate thereunder in any future proposals for development of such property to a medium -density zoning standard. (10) Environment. It is anticipated that the applicable City of Tukwila development regulations pertaining to protection the environment and enhancement of the state's high quality of life would be appropriately evaluated as appropriate should future development proposals to a medium -density use be proposed. (11) Citizen participation and coordination. The City of Tukwila's Comprehensive Plan adoption, update and revision processes encourage the involvement of citizens in the planning process and ensure coordination. between communities and jurisdictions to reconcile conflicts. (12) Public facilities and services. The City of Tukwila's zoning and development codes contain applicable provisions to ensure that those public facilities and services necessary to support development shall be adequate to serve the developrnent at the time the development is available for occupancy and use without decreasing current service levels below locally established minimum standards. (13) Historic preservation. 98 The City of Tukwila 's adopted environmental code contains provisions that, where applicable, advance the identification of and encourage the preservation of lands, sites, and structures that have historical or archaeological significance. 5. A statement of how the proposed amendment complies with applicable Countywide Planning Policies: Development patterns (King County Countywide Planning Policies (KCCPP): • The compact nature of high -density residential land use and subsequent development that takes advantage of urban infrastructure already in place complies with and effectuates KCCPP Overarching Goal: "Growth in King County occurs in a compact, centers focused pattern that uses land and infrastructure efficiently and that protects Rural and Resource Lands. " KCCPP at p 17. • Re -designating the subject property to High Density Residential will advance future rezoning and development consistent with KCCPP Development Patterns Urban Lands Goal DP-2 to "Promote a pattern of compact development within the Urban Growth Area that includes housing at a range of urban densities ... [ J ". KCCPP at p. 18. Housing: • Re -designating the subject property to High Density Residential will advance future rezoning and multi -unit affordable senior housing development consistent with KCCPP Housine. Overarching Goal and Goal H-1. which provide " Overarching Goal: The housing "of all economic and demographic groups are met within all jurisdictions." "H-1. Address the countywide need for housing affordable to households with moderate, low and very -low incomes, including those with special needs. " KCCPP at p. 33. 6. A statement of what changes, if any, would be required in functional plans (i.e.. the City's water, sewer, stone water or shorelineplans) if the proposed amendment is adopted; None will be required. 7. A statement of what capital improvements, if any, would be needed to support the proposed change, and how the proposed change will affect the capital facilities plans of the City; None will be required. 8. A statement of what other changes, if any, are required in other City codes, plans or regulations to implement the proposed change. None will be necessary to implement the proposed change; however, subsequent rezoning of this property to the medium -density residential zone requirements and associated development regulations will be sought. 99 Attachment B AIMING ANAI 4 •ems v ' ' T "a 'x11t' i 9 1 ,r • 1." 40_ • - 1 1 4 • JURSOICTION /ONIN(s Cl ASSFU'I COI OF LOT %C)NIII(; Ci Ar;5411(ii "ION O! AIM. I (1111: 18.14 HIM Zone Crr. FC :--' F_C, • : :5 '`,:f� "ISM .a-G 11 I.U'.r 19.50 O! I 1;1j i.L 1 I'AI;';144; Ant) LOly)It1C 6l!"EG -0'I[I'T' -1 ::'5 5 15- 1 C:: r-: >RTIN L KING JR. WAY S ti • -!tlt rj 1, 91 L I I 3 REVISIONS DESCRIPTION DATE ATTACHMENT C Table 18-6: Land Uses Allowed by District P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S=Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM C/LI U HI MIC/L MIC/H TVS TSO PRO Adult day care A A A A A A A P Adult entertainment (subject to location restrictions- ) P P P P P P P Airports, landing fields and heliports (except emergency sites) U U U U U U U Amusement Parks C C C C C C P Animal rendering U P Animal shelters and kennels, subject to additional State and local regulations (less than 4 cats/dogs =no permit) C C C C C C Animal Veterinary, including associated temporary indoor boarding; access to an arterial required P P P P P P P P P P Automobile, recreational vehicles or travel trailer or used car sales lots 2 P P P P P P P Automotive services, gas (outside pumps allowed), washing, body and engine repair shops (enclosed within a building), and alternate fueling station (not wholesale distribution facilities). P P P P P P P P P P Beauty or barber shops P P P P P P P P P r3 C4 P P Bed and breakfast lodging for not more than twelve guests5 C C C Bed and breakfast lodging (no size limit specified) C P Bicycle repair shops P P P P P P P P P P P P P Billiard or pool rooms P A P P P P P P P Boarding Homes C C Brew Pubs P P C P P P P P P P P P P Bus stations P P P P P P P P P P Cabinet shops or carpenter shops employing less than five people P P P P P P P P Cargo containers (*see also 18.50.060) A&S A&S A&S A&S A&S A&S P P P P P Cement manufacturing U U U U U U Cemeteries and crematories C C C C C C C C C C C C 0 CA) Page I O 210 = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S=Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM C/L I U HI MIC/L MIC/H TVS ISO PRO Colleges and universities C C C C C C C C r6 r6 C P Commercial laundries P P P P P P p Commercial Parking p7 p7 p7 a7 p7 pg pg pg Computer software development and similar uses P P P P P P P P P P9 r10 p p p Contractor storage yards P P P P P p Continuing care retirement facility. C C C C C C C P Convalescent & nursing homes & assisted living facility for not more than twelve patients C P P P C P P P P P P Convalescent & nursing homes & assisted living facility for more than twelve patients C C C C C C C P Convention facilities P P P P P P P Correctional institutes 11 U U U U Daycare Centers (not home -based) P P P P P P P P P P P P P P P Daycare Family Home (Family Child Care Home A A A A A A A A A A A Diversion facilities and diversion interim services facilities south of Strander Blvd U Dormitory C C C 13 A 13 A 13 A 13 A 13 A 13 A 13 A 13 A 13 A 13 A 13 A Drive-in theatres C C C C C C Dwelling— Detached Single family (Includes site built, modular home or new manufactured home). One detached single family dwelling per existing lot permitted in MUO, 0, RCC, NCC, TVS. P P P P P P P p p14 Dwelling- Detached Zero -Lot Line Units P Dwelling- Duplex, triplex or fourplex or townhouse up to four attached units. P Dwelling- Townhouses P Dwelling —Multi-family P o15 1314 Dwelling — Multi -family units above office and retail uses P P P P 16 22/ ac P14 Dwelling —Senior citizen housing, including assisted living facility for seniors *see purpose section of chapter, uses sections, and development standards. P meeting density and all other MDR standards P 60/ac P 60/ac P 60/ ac P 60/ ac P 60/ac 16 C 100/ ac 14 P Dwelling unit —Accessory 17 A A A A A A A A A Page 2 P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S=Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM C/L I U HI MIC/L MIC/H TVS TSO PRO Electrical Substation — Distribution C C C C C C C C C C C C C C P Electrical Substation —Transmission/Switching U U U U Electric Vehicle Charging Station — Level 1 and Level 2 A A A P P P P P P P P P P P P P Electric Vehicle Charging Station — Level 3, battery exchange stations, and rapid charging stations. (TMC 18.50.140) A A A A A A P P P P P P P P P P Essential public facilities, except those uses listed separately in any of the other zones U U U U U U U U U Extended -stay hotel/motel P P P P P P P Farming and farm -related activities p p Financial, banking, mortgage, other services P P P P P P P P p9/ r3 C4 P P Fire & Police Stations C C C C C C C C C C C C C C C P Fix -it, radio or television repair shops/rental shops P P P P P P P P P Fraternal organizations P P C P P P P P P P P Frozen food lockers for individual or family use P P P P P P P P Garage or carport (private) not exceeding 1,500 sq./ft on same lot as residence and is subject to the regulations affecting the main building. A A Greenhouses (noncommercial) and storage sheds not exceeding 1,000 sq./ft A A A A Greenhouses or nurseries (commercial) P P P P P P P P P Hazardous waste treatment and storage facilities (off -site) subject to compliance with state siting criteria (RCW Chapter 70.105) (See TMC 21.08) C C Heavy equipment repair and salvage P P P P P P Helipads, accessory C Home Occupation *see definition and accessory use A A A A A A A A A A Hospitals C C C C C C C C P Hospitals, sanitariums, or similar institutes C Hotels P P P P P C C P P Hydroelectric and private utility power generating plants U U U U U U U U Industries involved with etching, film processing, lithography, printing and publishing P P P P P P P P P Internet Data/Telecommunication Centers C P P P P P P P Landfills and excavations which the responsible official, acting pursuant to the State Environmental Policy Act, determines are significant environmental actions U U U U U U U U U U U U U U U Laundries; self -serve, dry cleaning, tailor, dyeing P P P P P P P P P P P P P Libraries, museums, or art galleries (public) C C P P P C P P P P P P P P P P Manuf./Mobile home park C P Page 3 0 1' = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use); C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S=Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM C/LI U HI MIC/L MIC/H TVS TSO PRO Manufacturing and industrial uses that have little potential for creating off -site noise, smoke, dust, vibration or other external environmental impacts or pollution: A) Manufacturing, processing and/or packaging pharmaceuticals and related products, such as cosmetics and drugs P19 P P P P P P P P P B) Manufacturing, processing and/or packaging previously prepared materials including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics, rubber, tile, and wood P19 P P P P P P P P P C) Manufacturing, processing, assembling, packaging and/or repairing electronic, mechanical or precision instruments such as medical and dental equipment, photographic goods, measurement and control devices, and recording equipment P19 P P P P P P P P P D) Manufacturing, processing, packaging of foods, such as baked goods, beverages, candy, canned or preserved foods, dairy products and byproducts, frozen foods, instant foods, and meats (no slaughtering) i)) Fermenting and distilling included P P P P ii)) No fermenting and distilling P19 P P P P P Manufacturing and industrial uses that have moderate to substantial potential for creating off -site noise, smoke, dust, vibration or other external environmental impacts: A) Manufacturing, processing and/or assembling chemicals, light metals, plastics, solvents, soaps, wood, coal, glass, enamels, textiles, fabrics, plaster, agricultural products or animal products (no rendering or slaughtering) C C P C P C B) Manufacturing, processing and/or assembling of previously manufactured metals, such as iron and steel fabrication; steel production by electric arc melting, argon oxygen refining, and consumable electrode melting; and similar heavy industrial uses C C P C P C C) Manufacturing, processing and/or assembling of previously prepared metals including, but not limited to, stamping, dyeing, shearing or punching of metal, engraving, galvanizing and hand forging C C C P P P P C D) Manufacturing, processing, assembling and/or packaging of electrical P P P P P C Page 4 P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S=Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM C/LI U HI MIC/L MIC/H TVS TSO PRO or mechanical equipment, vehicles and machines including, but not limited to, heavy and light machinery, tools, airplanes, boats or other transportation vehicles and equipment E) Heavy metal processes such as smelting, blast furnaces, drop forging or drop hammering C P Manufacturing, refining or storing highly volatile noxious or explosive products (less than tank car lots) such as acids, petroleum products, oil or gas, matches, fertilizer or insecticides; except for accessory storage of such materials U U U U Marijuana producers, processors, or retailers (with state issued license) P P p20 Mass transit facilities U U U U U U U U U U U U U U U U Medical and dental laboratories P P P P P P P P P Minor expansion of an existing warehouse 21 S Mortician and funeral homes P P P P P P C Motels P P P P P C C P P Movie theaters with three or fewer screens P Movie theaters with more than 3 screens 22 S Offices including: medical, dental, government (excluding fire & police stations), professional, administrative, business, e.g. travel, real estate & commercial 23 P P 23 P 24 P P P P P P 9 r10 . 25 P r26 P P Office or sample room for wholesale or retail sales, with less than 50% storage or warehousing P Outpatient and emergency medical and dental services r 3 r 4 Park & ride lots C C C C C C C C C C C C Parking areas A A A A A A A A A A A A A A A A Parks, trails, picnic areas and playgrounds (public), but not including amusement parks, golf courses, or commercial recreation P P P P P P P P P P P P P P P P P Pawnbroker C C P P P P P Planned Shopping Center (mall) P P P P P P D27 Plumbing shops (no tin work or outside storage) P P P P P P P P Radio, television, microwave, or observation stations and towers C C C C C C C C C C C C C C C C Railroad freight or classification yards U U U U Railroad tracks (including lead, spur, loading or storage) P P P P P P Recreation facilities (commercial — indoor) — athletic or health clubs P P P P P P P P r3 P P P Recreation facilities (commercial — indoor), including bowling alleys, skating rinks, shooting ranges C P P P P P P Page 5 0 'I) = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S=Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM C/LI U HI MIC/L MIC/H TVS ISO PRO Recreation facilities (commercial — outdoor), including golf courses, golf driving ranges, fairgrounds, animal race tracks, sports fields C C C C Recreation facilities (public), including, but not limited to sports fields, community centers and golf courses C C C C C C C C C C C C C C P Recreational area and facilities for employees A A A A A A A A A A A A A Religious facilities with an assembly area less than 750 sq ft P P P P P P P P P P P Religious facilities with an assembly area greater than 750 sq ft and community center buildings C C C C C C C C C C C Religious facility and community center buildings. C C C Removal and processing of sand, gravel, rock, peat, black soil and other natural deposits together with associated structures U U U U U U Rental of vehicles not requiring a commercial driver's license P P P P P P P P P Rental of commercial trucks and fleet rentals requiring a commercial driver's license P P P P P P P Research and development facilities P p Residences for security or maintenance personnel A A A A A A A A A A A A A Restaurants including drive through, sit down, cocktail lounges in conjunction with a restaurant P P P P P P P P P Restaurants including cocktail lounges in conjunction with a restaurant P P C P Retail sales of furniture appliances, automobile parts and accessories, liquor, lumber/bldg. materials, lawn &garden supplies, farm supplies P P P P P P P P Retail sales, e.g. health/ beauty aids/ prescription drugs/ food/hardware/notions/crafts/supplies/housewares/ electronics/photo- equip/film processing/ books/magazines/ stationery/ clothing/shoes/flowers/plants/pets/jewelry/ gifts/rec. equip/ sporting goods, and similar items. P P P P P P P P C3 C4 P P Retail sales as part of a planned mixed -use development where at least 50% of gross leasable floor area development is for office use; no auto -oriented retail sales (e.g., drive-ins, service stations). P P Rock crushing, asphalt or concrete batching or mixing, stone cutting, brick manufacture, marble works, and the assembly of products from the above materials C C P C P C C Sales and rental of heavy machinery and equipment subject to landscaping requirements of Chapter 18.52* P P P P P P P Salvage and wrecking operations P P C Salvage and wrecking operations which are entirely enclosed within a building P P P P Schools and studios for education or self-improvement P P P P P P P P P P 9C10 P28 P P Page 6 P = Permitted outright; A = Accessory (customarily appurtenant and incidental to a permitted use) ; C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC 18.66); S=Special Permission (Administrative approval by the Director) LDR MDR HDR MUO 0 RCC NCC RC RCM C/LI LI HI MIC/L MIC/H TVS TSO PRO Schools, preschool, elementary, junior & senior high schools (public), and equivalent private schools C C C C C C C C C C C P (public only) Secure community transition facility 29 U Self -storage facilities P P p p p p p p p Sewage lift station U U U U U U U P Shelter P P P P P Stable (private) Asu Asu Asu P Storage (outdoor) of materials allowed to be manufactured or handled within facilities conforming to uses under this chapter; and screened pursuant to Chapter 18.52 P P P P P P P p p Storage (outdoor) of materials is permitted up to a height of 20 feet with a front yard setback of 25 feet, and to a height of 50 feet with a front yard setback of 100 feet; security required P P P C C Storm water- neighborhood detention + treatment facilities U U U U U U U P Storm water pump station U U U U U U U Studios — Art, photography, music, voice and dance P P P P P P P P P Taverns, nightclubs P P P P P p31 p31 P p Telephone exchanges P P P P P P P P P p P P Theaters, except those theaters which constitute "adult entertainment establishments" as defined by this Zoning Code P P P P P P P 32 P Tow -truck operations, subject to all additional State and local regulations P P P P P P P Transfer stations (refuse and garbage) when operated by a public agency U U U U Truck terminals P P P P P P Utilities, regional C Vehicle storage(no customers onsite, does not include park -and -fly operations) P Warehouse storage and/or wholesale distribution facilities P P P P P P P P Water pump station U U U U U U U P Water utility reservoir and related facilities U U U U U U U Wireless Telecommunications Facilities (*see TMC 18.58) P P P P P P P P P P P P P P P P P Note: The Director of Community Development will make a determination for uses not specifically listed in the Zoning Code. The Director will consider whether the proposed use is: a. Similar in nature to and compatible with other uses permitted out right within a similar zone; and b .Consistent with the stated purpose of the zone; and c. Consistent with the policies of the Tukwila Comprehensive Plan. Page 7 CO 1. Adult entertainment establishments are permitted, subject to the following location restrictions: a. No adult entertainment establishment shall be allowed within the following distances from the following specified uses, areas or zones, whether such uses, areas or zones are located within or outside the City limits: (1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, 0, NCC, RC, RCM or TUC zone districts or any other residentially -zoned property; (2) In or within one-half mile of: (a) Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such schools; and (b) Care centers, preschools, nursery schools or other child care facilities; (3) In or within 1,000 feet of: (a) public park, trail or public recreational facility; or (b) church, temple, synagogue or chapel; or (c) public library. b. The distances specified in TMC Section 18.30.020.1.a shall be measured by following a straight line from the nearest point of the property parcel upon which the proposed use is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated. c. No adult entertainment establishment shall be allowed to locate within 1,000 feet of an existing adult entertainment establishment. The distance specified in this section shall be measured by following a straight line between the nearest points of public entry into each establishment. 2. No dismantling of cars or travel trailers or sale of used parts allowed. 3. Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment, and film processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items; retail services such as beauty and barber shops, outpatient and emergency medical/dental services, and recreation/health clubs. Retail sales and services are limited to uses of a type and size that clearly intend to serve other permitted uses and/or the employees of those uses. 4. Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment, and film processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items; retail services such as beauty and barber shops, financial services, outpatient and emergency medical/dental services, and recreation/health clubs. Retail sales and services are limited to uses of a type and size that clearly intend to serve other permitted uses and/or the employees of those uses. 5. Bed and breakfast facilities, provided: a. the manager/owner must live on -site, b. the maximum number of residents, either permanent or temporary, at any one time is twelve, c. two on -site parking spaces for the owner and permanent residents and one additional on -site parking space is provided for each bedroom rented to customers, d. the maximum length of continuous stay by a guest is 14 days, e. breakfast must be offered on -site to customers, and f. all necessary permits or approvals are obtained from the Health Department. 6. Colleges and universities with primarily vocational curriculum if associated with an established aviation, manufacturing or industrial use. 7. Commercial parking; provided it is: a. located within a structure having substantial ground floor retail or commercial activities and designed such that the pedestrian and commercial environments are not negatively impacted by the parking use; or b. located at least 175 feet from adjacent arterial streets and behind a building that, combined with appropriate Type III landscaping, provides effective visual screening from adjacent streets. 8. Commercial parking subject to TMC Chapter 18.56, Off -Street Parking and Loading Regulations. 9. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with an established aviation, manufacturing or industrial use, less than 20,000 square feet. This category does not include outpatient medical and dental clinics. Page 8 10. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with an established aviation, manufacturing or industrial use, 20,000 square feet and over. 11. Correctional institution operated by the City of Tukwila 12. Family child care homes, provided the facility shall be licensed by the Department of Early Learning or its successor agency and shall provide a safe passenger loading zone. 13. Dormitory as an accessory use to other uses that are otherwise permitted or approved conditional uses such as churches, universities, colleges or schools. 14. Allowed after residential design manual with criteria for approval is adopted by ordinance. 15. Dwelling - multi -family units on a lot that does not front on Tukwila International Boulevard South, subject to the HDR requirements of TMC Section 18.50.083, Maximum Building Length, and TMC Section 18.52.060, 2-4, Recreation Space Requirements. 16. Dwelling - Multi -family units (Max. 22.0 units/acre except senior citizen housing which is allowed to 100 units/acre, as a mixed -use development that is non -industrial in nature); must be located on property adjacent to and not greater than 500 feet from the Green River, Tukwila Pond, or Minider Pond. 17. Accessory dwelling unit, provided: a. minimum lot of 7,200 square feet; b. accessory dwelling unit is no more than 33% of the square footage of the primary residence and a maximum of 1,000 square feet, whichever is less; c. one of the residences is the primary residence of a person who owns at least 50% of the property, d. dwelling unit is incorporated into the primary detached single-family residence, not a separate unit, so that both units appear to be of the same design as if constructed at the same time; e. minimum of three parking spaces on the property with units less than 600 square feet, and a minimum of four spaces for units over 600 square feet; and f. the units are not sold as condominiums. 18. Manufactured/mobile home park, meeting the following requirements: a. the development site shall comprise not less than two contiguous acres; b. overall development density shall not exceed eight dwelling units per acre; c. vehicular access to individual dwelling units shall be from the interior of the park; and d. emergency access shall be subject to the approval of the Tukwila Fire Department. 19. NCC allows businesses that include a retail component in conjunction with their manufacturing operation and meeting other performance standards of Chapter 18.22. These businesses may manufacture, process, assemble and/or package the following: a. foods, including but not limited to baked goods, beverages, candy, canned or preserved foods, dairy products and by products, frozen foods, instant foods and meats (no slaughtering); b. pharmaceuticals and related products such as cosmetics and drugs; c. bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paints, paper, plastics, rubber, tile and wood; d. electronic, mechanical, or precision instruments; e. other manufacturing and assembly of a similar light industrial character; f. industries involved with etching, lithography, printing, and publishing, meeting the City's performance standards and offering their services to the local populace on a walk-in basis; g• businesses that service and repair the above products, that are entirely enclosed within a building, offering their services to the local populace on a walk-in basis and meeting the City's performance standards. 20. Where the underlying zoning is HI or TVS Page 9 N 21. Minor expansion of an existing warehouse if the following criteria are met: a. The area of the proposed expansion may not exceed 5% of the floor area of the existing warehouse; b. The proposed expansion will not increase any building dimension that is legally non -conforming; c. Only one minor expansion may be permitted per warehouse in existence as of the date of adoption of the Tukwila South Project Development Agreement; d. The proposed expansion must be constructed within two years of the date of approval; e. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design; f. All measures have been taken to minimize the possible adverse impacts the proposed expansion may have on the area in which it is located. 22. Movie theaters with more than three screens if the following criteria are met: a. The applicant must demonstrate through an economic analysis that the theater will not have a significant financial impact on any other theater in Tukwila; b. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design; c. The proposed theater must demonstrate substantial conformance with the goals and policies of the Comprehensive Land Use Policy Plan and the Tukwila South Master Plan; d. All measures have been taken to minimize the possible adverse impacts the proposed theater may have on the area in which it is located. 23. Offices, when such offices occupy no more than the first two stories of the building or basement and floor above. 24. Offices, when such offices occupy no more than the first two stories of the building, or basement and floor above, or three stories, in the Urban Redevelopment Area along Tukwila International Boulevard, 25. Offices; must be associated with another permitted use (e.g., administrative offices for a manufacturing company present within the MIC). 26. Offices not associated with other permitted uses and excluding medical/dental clinics, subject to the following location and size restrictions: a. New Office Developments: (1) New office developments shall not exceed 100,000 square feet of gross floor area per lot that was legally established prior to 09/20/2003. (2) No new offices shall be allowed on lots that abut the Duwamish River and are north of the turning basin. The parcels that are ineligible for stand-alone office uses are shown in Figure 18-12. b. An existing office development established prior to 12/11/1995 (the effective date of the Comprehensive Plan) that exceeds the maximum size limitations may be recognized as a conforming Conditional Use under the provisions of this code. An existing office development established prior to 12/11/1995 (the effective date of the Comprehensive Plan) may convert to a stand-alone office use subject to the provisions of this code. 27. Planned shopping center (mall) up to 500,000 square feet. 28. Schools for professional and vocational education if associated with an established aviation, manufacturing or industrial use. Page 29. Secure community transition facility, subject to the following location restrictions: a. No secure community transition facility shall be allowed within the specified distances from the following uses, areas or zones, whether such uses, areas or zones are located within or outside the City limits: (1) In or within 1,000 feet of any residential zone. (2) Adjacent to, immediately across a street or parking lot from, or within the line of sight of a "risk potential activity/facility" as defined in RCW 71.09.020 as amended, that include: (a) Public and private schools; (b) School bus stops; (c) Licensed day care and licensed preschool facilities; (d) Public parks, publicly dedicated trails, and sports fields; (e) Recreational and community centers; (f) Churches, synagogues, temples and mosques; and (g) Public libraries. (3) One mile from any existing secure community transitional facility or correctional institution. b. No secure community transition facility shall be allowed on any isolated parcel which is otherwise considered eligible by applying the criteria listed under TMC 18.38.050-12.a, but is completely surrounded by parcels ineligible for the location of such facilities. c. The distances specified in TMC 18.38.050-12.a shall be measured as specified under Department of Social and Health Services guidelines established pursuant to RCW 71.09.285, which is by following a straight line from the nearest point of the property parcel upon which the secure community transitional facility is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated. d. The parcels eligible for the location of secure community transition facilities by applying the siting criteria listed above and information available as of August 19, 2002, are shown in Figure 18-11, "Eligible Parcels for Location of Secure Community Transition Facilities." Any changes in the development pattern and the location of risk sites/facilities over time shall be taken into consideration to determine if the proposed site meets the siting criteria at the time of the permit application. 30. Private stable, if located not less than 60 feet from front lot line nor less than 30 feet from a side or rear lot line. It shall provide capacity for not more than one horse, mule or pony for each 20,000 square feet of stable and pasture area, but not more than a total of two of the above mentioned animals shall be allowed on the same lot. 31. No night clubs 32. Theaters for live performances only, not including adult entertainment establishments. Page 11 Standards Comparison LDR For non residential uses D' All multi -family Design Review Recreation Space None 400 square feet per unit roo Sul taYcc -2.44As Maximum Bldg. foot print 35% ifo✓ Lot area minimum 6,500 9,600 sq.ft. Development area maximum iT dViNs sur�tGf-70;e&�,,r1ous 75% (less on larger Tots) Sp % 1 �1�1,(j-r'iiP'1late Graduated front: 15/20/30 Side: 10/20/20/30 10/20/20/301 Setbacks Front/side/rear 20/5/10 Height 30 feet 45 feet Landscape none 15/10/10 1 Side and Rear setbacks requirements are deeper when adjacent to LDR Page I2 Change Parcels A-D from LDR to HDR Parcel D Tax ID 334840-1860 Tax ID 334840-1820 Attachment D Condition 3. Add Left turn lanes Condition L Improve 47 Ave. S. __LUR 115 City of Tukwila Washington Ordinance No. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING THE COMPREHENSIVE PLAN AS PART OF THE ANNUAL DOCKET FOR 2018 BY MODIFYING THE COMPREHENSIVE PLAN LAND USE MAP FOR THE VINTAGE@TUKWILA REZONE; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the City of Tukwila is required to plan under the Growth Management Act (RCW 36.70A.040); and WHEREAS, the Growth Management Act requires that comprehensive plans and development regulations be subject to continuing evaluation and review and allows comprehensive plans to be amended on an annual basis, but no more than once a year, with certain exceptions; and WHEREAS, the Growth Management Act provides that amendments to comprehensive plans shall be considered simultaneously with an evaluation of the cumulative effects of the requested amendments and for general consistency of each amendment with the Plan, while also allowing for separate review and adoption of each individual proposal; and WHEREAS, the City received a request in December 2016 (File No. PL16-0062) from a property owner for rezone of their properties as part of the annual Comprehensive Plan amendment process; and WHEREAS, the application for Vintage@Tukwila, which is an active senior living residential development, was postponed from consideration in 2017 pending additional review and analysis of area -wide impacts to the Ryan Hill neighborhood, which has been completed; and WHEREAS, sanitary sewer service to the neighborhood is needed to ensure public health and neighborhood quality; the conditions analysis shows that the Vintage@ Tukwila site is critical to extending sewer to the neighborhood; and property owners and residents do not oppose higher density development in this part of the neighborhood; and W: Word Processing\Ordinances\Vintage@Tukwila Comp Plan Land Use Map 5-18-18 MB:bjs Page 1 of 3 117 WHEREAS, Vintage@Tukwila's rezone application is now being considered as part of the 2018 amendments to the Comprehensive Plan; and WHEREAS, the City of Tukwila provided the required 60-day notification of the proposed Comprehensive Plan amendments to the Washington State Department of Commerce under RCW 36.70A.106; and WHEREAS, on May 24, 2018, the City of Tukwila issued a Determination of Nonsignificance pursuant to the State Environmental Policy Act (SEPA) (Chapter 197- 11 WAC) and Tukwila Municipal Code Title 21 for the proposed change to the Vintage@Tukwila site on the Comprehensive Plan Land Use Map; and WHEREAS, on June 4, 2018, the City Council held a duly noticed public hearing to receive comments on the proposed changes to the Comprehensive Plan Land Use Map; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Findings and Conclusions. The City Council hereby adopts the Findings and Conclusions, attached hereto as Exhibit B and incorporated by this reference as if fully set forth herein. Section 2. Comprehensive Plan Land Use Map Change Approved. The Vintage@Tukwila site is located in the block bounded by S. Ryan Way, 47th Avenue S., Seattle City Light right-of-way, and Martin Luther King Jr. Way S., located in Tukwila, Washington, King County. The site is further identified as tax parcels: 3348401800, 3348401810, 3348401820 and 3348401860, and as legally described and shown in the attached Exhibit C. The site, which contains Parcels A through D, is hereby rezoned from Low Density Residential (LDR) to High Density Residential (HDR), as shown in the attached Exhibit A, subject to the following conditions: 1. 47th Avenue S. between S. Ryan Way and S. 109th Street, and S. 109th Street between the site and 47th Avenue S., shall be improved with curbs, gutters, sidewalks, street illumination, and storm water facilities, in accordance with the City's Infrastructure Design and Construction Standards Manual in effect at the time of building permit application, prior to receiving a certificate of occupancy for the development on the site. 2. The sanitary sewer line that serves the development on the site shall be extended to 47 Avenue S. at the time of the development in accordance with the City's Infrastructure Design and Construction Standards manual in effect at the time of building permit application. 3. On S. Ryan Way, a westbound (WB) left -turn pocket, and on 47th Avenue S., a northbound (NB) left -turn pocket, shall be installed prior to receiving a certificate of occupancy for development on the site. 4. Within 60 days of passage of this ordinance, the applicant shall record against the subject property a covenant or other document approved by the City, listing the development conditions associated with the site. W: Word Processing\Ordinances\Vintage@Tukwila Comp Plan Land Use Map 5-18-18 118 MB:bjs Page 2 of 3 5. The applicant must apply for a development permit for the propose. : roject within 36 months of the effective date of this ordinance. A 6. Failure to comply with the conditions set forth herein shall cause the change to the Comprehensive Plan Land Use Map to be null and void, and the subject property shall revert to the zoning immediately preceding passage of this ordinance. Section 3. Map Amendment Authorized. The Community Development Director, or his designee, is hereby authorized to amend the City's official Comprehensive Land Use Map to show the changes in designation from LDR to HDR for the Vintage@Tukwila site as authorized in Section 2 of this ordinance. Section 4. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section/subsection numbering. Section 5. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 6. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 2018. ATTEST/AUTHENTICATED: Christy O'Flaherty, MMC, City Clerk APPROVED AS TO FORM BY: Rachel B. Turpin, City Attorney Allan Ekberg, Mayor Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: Exhibit A — Comprehensive Plan Map / Site Map Exhibit B — Findings and Conclusions Staff Report (File No. PL16-0062) Exhibit C — Legal Description W: Word Processing\ordinances\Vintage@Tukwila Comp Plan Land Use Map 5-18-18 MB:bjs Page 3 of 3 119 Map Change Site LDR to HDR Parcel D Tax ID 334840-1860 L.DR Parcel C Tax ID 334840-1820 , Parcel B Tax ID 3184O 1810 EXHIBIT A ..LDR 121 City of Tukwila Allan Ekberg, Mayor Department of Community Development Jack Pace, Director Findings Request Exhibit B The applicant requests an amendment to the Comprehensive Plan's Land Use Map and a corresponding rezone from Low Density Residential (LDR) to High Density Residential (HDR) on four adjacent undeveloped lots totaling 10.5 acres. If the Comprehensive Plan's Land Use and the Zoning map changes are approved, the contract purchaser proposes to construct 247 Senior Housing units in a four-story structure on the four southerly parcels A - D. (Figure 1). Changing the Comprehensive Plan and Zoning maps are no guarantee that the project would be built as initially proposed but is provided as an example of a potential future development. The Comprehensive Plan and Zoning Designations and the subject site are outlined in green. Existing LDR zoning is shaded in yellow, High Density Residential located along 51 Avenue S. in brown, Commercial Light Industrial in purple and Office in blue. Comprehensive Plan Amendment and Rezone Decision Criteria (TMC 18.84.020): The City Council's decision to grant a Comprehensive Plan map change and rezone shall be supported by written findings and conclusions showing specifically that all of the following conditions exist. Approval of the map changes requires the adoption of an ordinance. 123 Map Change Site Background Marcel D Tax ID 334840- 1860 186,001 sq.ft. LDR Parcel C Tax ID 334840- - T 1820 158,558 sq.ft. + --► _ Parcel A Tax i' 334840t1800 Annexation History The subject property became part of Tukwila in 1989 as part of the Fire District #1 annexation. At the time of annexation, the property was zoned to reflect the prior King County zoning. When the Comprehensive Plan and city-wide zoning were subsequently reviewed, no changes were proposed to the original King County designations. Public Comment On May 2, 2017, staff held the required public information meeting for residents and property owners within 500 feet of the site. Several property owners attended the meeting to ask 124 Page 2 of 12 05/29/2018 questions. One written comment was received that stated opposition to additional traffic on 47Avenue S. because of safety concerns for local children and provided the opinion that 47 Avenue S. is not capable of handling the additional traffic volume. They requested that access to the proposed multi -family development site be from Martin Luther King Junior Way South (MLKJWS). The City Engineer responded that MLKJWS is designated by Washington State Department of Transportation as limited access and therefore not available for ingress/egress. The City Engineer has requested that at the time of a future development proposal that additional traffic analysis be provided. Because of the lapse in time since the required public meeting in May of 2017, and the initiation of neighborhood -wide meeting in November of 2017 (see "Ryan Hill Neighborhood Study" section below), staff held a second public meeting using an expanded mailing. There were no citizens or comments received at the May 9, 2018 public meeting. Ryan Hill Neighborhood Study Staff initiated a neighborhood -wide study that looked at existing conditions, potential development scenarios and surveyed property owners and residents. The study revealed a number of things that were unknown. The residents and property owners have differing opinions about the future of the neighborhood. Opinions generally depend on where they live or own property within the neighborhood. Higher residential density and housing options are more desirable to property owners north of the Seattle City Light right of way than south of the right of way. Additionally, there was overall support for a neighborhood retail node that would provide additional neighborhood services. Neighborhood input also indicated that the neighborhood's existing characteristics were an asset as it was described as a "rural oasis in the city." Except for the approximate 15-acre Raisbeck property located along the west side of the neighborhood and bordering MLKJRWS, which is the subject of this rezone request, future development is likely to be small scale (short plats) and developed incrementally. Development of less than 4 lots does not require frontal improvements nor would a through connection be financially feasible for most short plat developers. The lack of regional stormwater facilities and the difficulties associated with on -site storm infiltration and/or detention on steep slopes impacts the near term developability of many properties. In areas where redevelopment is more feasible, the needed water and sewer infrastructure improvements identified in the study can be incrementally installed. The incrementally added infrastructure will be able to support the long-term service objectives outlined within the study. Enhancing and improving the circulation system is feasible from an engineering standpoint but not likely from a financial standpoint. The 1,200-foot-long dead end road (twice the length of the City's maximum standard) can be eliminated by connecting between the 109th/48th and Page 3 of 12 05/29/2018 125 110th/49th Avenue S intersections. The City, however, has many street projects, and this new connection is unlikely in the near future as a public project. Finally, the Raisbeck property, which is the Vintage@Tukwila site, is a linchpin for extending sewer service to properties north of the Seattle City Light right of way and south of S. 107th Street. Vicinity/Site Information The subject site is in the Ryan Hill neighborhood and is primarily characterized by environmentally sensitive features located on or in its vicinity. The topographic survey provided by the applicant gives details on vegetation, watercourse and wetlands as well as topographic lines. Landslide Class 2 — Moderate and Class 3 - High landslide areas with topographic slopes that range from 15 — 40%. Wetlands and Stream The wetland and watercourse delineation report that was prepared for this application identified the following: Type 3 watercourse — Ryan Hill Stream. (Stream A) is located to the north of the site and bisects the northeast corner of Parcel D. Most of the wetlands are located around the periphery of the site but whose buffers extend onto the site. The exception is Wetland B. Wetland B is a type IV located in the center of the project site and requires 50 foot buffers. From the Tukwila Municipal Code: "Category IV wetlands have the lowest levels of functions (scores less than 30 points) and are often heavily disturbed. While these are wetlands that should be able to be replaced or improved, they still need protection because they may provide some important functions. Any disturbance of these wetlands will be considered on a case by case basis." (TMC 18.45.080 Wetlands Designations, Ratings and Buffers) Any future development will need to be setback from the wetlands and their buffers. Wetlands A and AA are category II and are located along Ryan Hill Stream and are required to have 100 foot buffers. Wetland C, a category III wetland, which has an 80 foot regulatory buffer, is located on the south of the site and extends onto the Seattle City Light property. There are two other category III wetlands, on the parcel north of the site. (Wetlands E & F — Topographic Survey) 126 Page 4 of 12 05/29/2018 h i ie *UAL !`` tom•-' ,`^-°�,r . DP-10 �. �• DP-3: 4-r Nit "II tit r•4 ti••' I. .4 111 —8: • DP-2 DP-1 - N. DP-7 ,,okadie • • fly Aleas. • .� 4. `. s �l .!-.... 1-. ) , . 1 .• < A DP-5 i r T "To ' m . •A, . ii/ :,, t _Ili _._-.—, *- DP-6 C. 1 P. '' f !, • 4 ,\ ,10 • * . •' f . ; i V • i ''r(/4C ,? i �"at 04 ir- et A el- - s> �•4 t -1 1•. I. A% .2601 • Al, * .et • , y 0. 4 , ., y - w. 4 lit. . s _ 1,4 b • ,- DP-13 -13.611,430.72712 6.024-65 n! uh ; �ea�:, �; t.i u_teJ are approximate on'y and may not be to scale _ '"ands and Watercourse ; - Page 5 of 12 1 27 05/29/2018 Access The local circulation map, Figure 3, shows the street system that exists in the Ryan Hill neighborhood. Sidewalks exist along S. Ryan Way and intermittently on 51 Avenue S. Bicycle facilities are also in place on 51 Avenue S. King County Metro Route 107 is between 1/4 and 1/2 mile to the east and runs along 51 Avenue S. and Route 124 on E. Marginal Way S. is about a mile to the west. The Rainier Beach Link Station is 1.3 miles to the north. •• • .• fir � •. Q- r— •a Ci 4 1 - . F• •• P ram,_ • r, l a . {- ,f r- ▪ , , PT ., - ‘' • �..to rr_r-p. a.r r. S. �..w W-r ▪ t-rrr -". r-r.,..,' t 1.a1 i r "t/' tfr 1. ,., ...:/ t - ' t...' ^ '. k ( •.A.iL p'• '* • r-"; - - .G� +; �• ;s F e_ ••'. - ••• • Yp l~ ,1• • , ‘ ri : !., 7. iT,..‘ .0S :: . .. : =ip41.ti _ , . , ...., .. ,. . . . 4,0 7...... ."' ,- 44 i.• [.' r• ' + •• '` .•J. t''C:N .. r ,,r ♦ r • I •' irrt 4 .• ye t - •' %*♦ '.3 As. s'. - * l �. a 41 to. ,5. R• 1 r 'L 128 Page 6 of 12 Land Use/Development History There are 26 lots adjacent to 47th/109tn/48tn onto which the subject properties will access, 8 of which are developed with a single family home. The Tots range in size from 3,500 square feet to 41,765 square feet. All but three homes, addressed as 10709, 10719, and 10729 47th Avenue S., were built pre-1964. The three addresses listed were built in 2003 and 2001 and are hooked up to the City's sewer system. The remaining five homes are on septic systems. A review of King County Assessor's property reports shows that they have designated that area as having moderate to high traffic noise. In this area, the assessed value of the developed single family homes range from $200,000 to $373,000. Also within this specific 26 lot area, four lots were acquired by King County for property owner failure to pay property tax, two of which have since been sold at auction, which is evidence of the instability in ownership in this area. City Council Decision (TMC 18.84.030) The City Council has the authority to deny, approve, or approve with conditions and safeguards as it deems necessary to protect or enhance the health, safety, and welfare of the surrounding area, and to ensure that the rezone fully meets the findings set forth in the Decision Criteria (TMC 18.84.020,) which are outlined below. 1. The proposed amendment to the Zoning Map is consistent with the goals, objectives, and policies of the Comprehensive Plan. (TMC18.84.020 - Criteria) During the 2015 Comprehensive Plan update process, there was considerable interest in the need to maintain and enhance residential neighborhoods, while providing housing choices. The Comprehensive Plan describes LDR as follows: Low -Density Residential: Areas primarily characterized by detached single-family residential structures and their accessory uses, along with educational, institutional, and recreational uses. Density may vary by neighborhood and for projects proposing innovative housing types such as cottage housing. These uses and densities are modified where covered by the Commercial Redevelopment, Urban Renewal, Tukwila South, and Public Recreation Overlays. The Comprehensive Plan describes HDR as follows: High -Density Residential: Areas characterized by larger and higher density multi -family buildings and their accessory uses, along with educational, institutional, and recreational uses. Although not stated, high density neighborhoods have typically been located adjacent to and along major transportation corridors. They have been used to separate noisier uses and areas from the single family areas and to provide housing in neighborhood and regional centers of the City. Page 7 of 12 129 05/29/2018 The Comprehensive Plan's highest priority objective is the following: Objective. "To improve and sustain residential neighborhood quality and livability." Numerous goals and policies clarify and support this objective. Some representative examples from the Housing and Residential Neighborhoods elements follow: Housing Goal 3.1 The City of Tukwila provides the City's fair share of regional housing. Housing Policy 3.6.1 Encourage long-term residency by improving neighborhood quality, health and safety. Residential Neighborhoods Goal 7.1 Residential Land Use Pattern: A land use pattern that encourages a strong sense of community by grouping compatible and mutually supportive uses and separating incompatible uses. Residential Neighborhoods Goal 7.4 Neighborhood Sustainability: Continuing enhancement and revitalization of residential neighborhoods to encourage long-term residency and environmental sustainability. Residential Neighborhoods Implementation strategies support retaining LDR zoning and encourage infrastructure improvements as follows: • Continued emphasis on existing land use patterns to protect and preserve residential uses. • Investment in public works and infrastructure improvements. • Continue to develop and implement the Residential Street Program in the CIP. • Development of a variety of new housing, including single-family homes. Residential Neighborhood and Sub -Area Vitality City -planned utility improvements and extensions place priority on improving and sustaining residential neighborhood quality and livability. Utility investments affect neighborhood quality of life and the ability to realize established visions for specific sub -areas. (City of Tukwila Comprehensive Plan, 2015) Tukwila functional plans Tukwila parks and open space do not exist in this neighborhood. The Parks Recreation and Open Space (PROS) Plan has identified the need for a neighborhood park but implementation is shown beyond 2023. A "Ryan Hill Park" is planned "following the upgrade of the local sewer service in the area, which would drive additional housing demand." (Tukwila Parks, Recreation, and Open Space Plan; 2013) Sanitary sewer service. The Ryan Hill neighborhood encompasses 116 acres with less than a mile of sewer. The capital plan for Sanitary Sewer identifies a $1.9 million sewer revitalization for the area but the timeline is beyond 2022. The justification for the project are the existing septic systems that are failing and creating public health hazards. Comprehensive Plan policy 12.1.22 Serve all existing and potential residences and businesses with a sewer utility. The Capital Facilities Plan identifies a $1.9 million sewer project for the neighborhood with the justification that septic systems are failing in the area. 130 Page 8 of 12 05/29/2018 The proposed project would extend sanitary sewer from MLKJWS on the site and then per the City's Infrastructure Design and Construction Standards Manual extend it to the east property line. Bringing the sewer an additional 100 feet to the adjacent right of way would provide an opportunity for future extensions and hook-ups to the sanitary system. Tukwila water service is available to serve the higher intensity land use; however, because the system is not looped the pressure is not adequate for larger buildings. Construction will likely require modifications to structure size to accommodate the lower pressure. Access in the neighborhood is via two neighborhood arterials — Ryan Way and 51 st Avenue S., which have adequate capacity but are not complete streets. Ryan Way does not have bicycle facilities and 51st Avenue S. has sporadic pedestrian facilities. The local access street, 47th Avenue S., meets the minimum street right of way width standard of 50-60 feet, is over 1,000 feet in length and does not contain a turn -around. 600 feet is the City standard for cul-de-sacs the City standard for neighborhood block size is no more than 1,000 feet on one side and double loaded lots on the width. On the other lots along 47th Avenue S., future single family development is likely to be through individual single family home construction permits and short plats that do not typically result in sidewalks or public street improvements. The condition of the street however is not adequate for a higher density project. For example, the pavement width and shoulders are uneven. Financial Planning Model Policy FP-6 — The financing of limited benefit capital improvements (i. e. private development) should be borne by the primary beneficiaries of the improvement. The principle underlying limited benefit is that the property is peculiarly benefited and therefore the owners do not in fact pay anything in excess of what they receive by reason of such improvement. Policy FP-7 — Each Enterprise Fund shall be reviewed annually and it must have a rate structure adequate to meet its operations & maintenance and long-term capital requirements. The program manager for the Sewer Comprehensive Plan stated that developers must bear the burden of extending sewer into this area. 2. The proposed amendment to the Zoning Map is consistent with the scope and purpose of TMC Title 18, "Zoning Code," and the description and purpose of the zone classification applied for. (TMC 18.84.020 Criteria) If approved, the requested map change would rezone approximately 10.5 acres from Tukwila's Low Density Residential to the High Density Residential designation/zone. The Comprehensive Plan states that high -density residential areas are characterized by larger and higher density multi -family buildings and their accessory uses, along with education, institutional and recreational uses. The HDR District (TMC 18.14.010) implements the Comprehensive Plan designation of high density residential. The Zone is used to designate areas that allow up to Page 9 of 12 131 05/29/2018 22.0 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide a high -density, multiple -family district that is also compatible with commercial and office areas. Consideration was given to the land uses and development standards in the two different zones. The difference between the two zones in terms of land use are that in HDR the following uses are permitted and are not allowed in LDR: boarding homes; convalescent, assisted living and nursing homes for up to 12 patients; townhouses and multifamily (22 units per acre) and senior housing (at 60/units per acre;) libraries, museums, and public art galleries; and manufactured home parks. If the property were rezoned as HDR, and did not redevelop as currently proposed by the applicant, the range of other uses listed above could be developed as permitted uses. 3. There are changed conditions since the previous zoning became effective to warrant the proposed amendment to the Zoning Map; (TMC 18.84.020(3)) and In November of 2016, central Puget Sound voters approved a funding package that includes the construction of a new light rail station within a mile of the site. The Station is scheduled for completion in the 2030s and provides access to a high capacity transit system. One half mile is the usual walk shed for rail systems but bus routes are rerouted to provide feeder service to the stations. Boeing Access Road and S. Ryan Way will be a major route to serve the station. The opportunity to have high quality transit access was not funded until 2016. The current economic impact on the regional housing market was not expected. The price of homes is rising faster in the Seattle area than anywhere else in the nation. Since the downturn in 2007, home prices are up 23.9%. Seattle leads the nation in year over year and month over month home price growth. The applicant proposes an affordable senior housing project. A major initiative to fund, build and replace City buildings (Public Facilities Plan, Tukwila 2016) will impact the overall Capital Improvement Program and likely delay any identified neighborhood infrastructure improvements thereby delaying upgrades and public infrastructure in this neighborhood. Development is and will be expected to continue to pay for itself. 4. The proposed amendment to the Zoning Map will be in the interest of furtherance of the public health, safety, comfort, convenience, and general welfare, and will not adversely affect the surrounding neighborhood, nor be injurious to other properties in the vicinity in which the subject property is located. (TMC 18.84.040(4)) The City's Capital Facilities Plan shows the need for urban infrastructure improvements in this neighborhood for a neighborhood park and a sewer system to serve the area. Timing and funding for these facilities, however, has not been identified. The lots that are south of S. 107th Street and west of 50th Avenue S. are dependent on access to the sanitary sewer line in MLKJWS. The rezone will allow a project that will provide affordable housing, provide new construction that could serve to anchor the area and create a higher standard of design quality as required by the City's rigorous design review process. Development of the site would improve the infrastructure for the neighborhood and make sanitary sewers possible in the near term for property owners. 132 Page 10 of 12 05/29/2018 CONCLUSIONS Below are the four decision criteria in bold and the conclusions drawn from the findings above. 1. The proposal is consistent with the goals, objectives and policies of the Comprehensive Plan. The 2015 Comprehensive Plan update reaffirmed Tukwila's highest priority objective, "To improve and sustain residential neighborhood quality and livability." This neighborhood is a challenging area because of the lack of public facilities and environmentally challenging land of slopes and water. The subject site, although it borders the interstate and MLKJWS on the west, has no access except through a local access street that is bordered by single family homes. The public facilities identified to support and serve this area are not funded in the near or mid- term. The proposal would be able to pay for urban services and amenities that would support the overall livability and quality of this residential neighborhood. Specifically, access to the site is via 47th Avenue S. and S. 109 Street west of 47th Avenue S, which are not adequate for higher density travel, would need to be improved. Their improvement would improve overall neighborhood quality; therefore, the City Council concludes that as part of the future project and as a condition of this rezone, the applicant should make street improvements that meet the City's infrastructure standards including sidewalks. Sanitary sewer would be extended as part of the future project from MLKWJS onto the site and to the east property line. To benefit the neighborhood, the extension of the sewer to the adjacent public right of way would also fulfill the Comprehensive Plan's goal of improving neighborhood quality and livability and fulfilling the policy of serving all residences with sewer service. The City Council concludes that conditioning the rezone to require the extension of the sewer line to the right of way to the east will increase the access and the feasibility and decrease the total system cost for sanitary sewers in the neighborhood and therefore meet the criteria. 2. The proposal is consistent with the scope and purpose of the Zoning Code and the description and purpose of the HDR zone. High density development lends itself to clustering and thereby preserving sensitive areas and open space. The entire property would be under one owner and manager thereby limiting the incremental impacts typical of individual homeowners on trees, wetlands and streams. 3. There are changed conditions since the previous zoning became effective to warrant the amendment to the Map. Residents of the City have stated that they are struggling and being displaced due to the impact of rising rents and the high cost of homeownership. The unprecedented economic impact caused by the regional demand for housing is hurting members of the community who are economically challenged. The proposal could provide affordable housing for seniors as well as basic public facilities that would support the surrounding property owners. 66"K"it- )Vnti Page 11 of 12 1 33 05/29/2018 4. The proposal shall be in the interest of furthering the public health, safety, comfort, convenience and general welfare and will not adversely affect the neighborhood or be injurious to the properties in the vicinity. Of benefit to the neighborhood with the project would be the opportunity to connect to sanitary sewer and a reduced overall cost because of the approximate 800 linear feet that would be built by the project developers. Development of the subject site requires the applicant to bring the sewer line onto the property and to the east property line. The City Council concludes that in order to meet the criteria the rezone should be conditioned with the requirement to bring the sewer line an additional 100 feet to 47th Avenue S. to assist with the availability of the system for expanded neighborhood use. Comment from emergency service providers and the results of the traffic analysis indicate that left turning movements are difficult onto S. Ryan Way and would be a concern with increase in trips associated with the rezone. In order to further the interests of public safety, comfort and convenience, the City Council concludes that the rezone should be conditioned to require left turn pockets to facilitate and assist in maintaining adequate level of service and safety in entering and exiting 47th Avenue S. from S. Ryan Way. The City Council concludes that redesignating the site to HDR would be in the best interest of the neighborhood subject to specific conditions that would support the Comprehensive Plan's priority of creating high quality residential neighborhoods and further the public's health, safety and comfort. Mad filere/h/t) cf(1 NNYt,Maw G . pior petira- p/3101,5 1(144 go cliu, - 134 Page 12 of 12 05/29/2018 05-24-18 VINTAGE @ TUKWILA LEGAL DESCRIPTION: PARCEL A: EXHIBIT C LOT 165, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT PORTIONS CONDEMNED BY THE CITY OF SEATTLE FOR TRANSMISSION LINE PURPOSES IN SUPERIOR COURT CAUSE NO. 469557 AS CONTEMPLATED BY ORDINANCE NO. 82986; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1, BY DEED RECORDED MARCH 07, 1963 UNDER RECORDING NO. 5552941, RECORDS OF KING COUNTY; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5695665; AND EXCEPT THAT PORTION THEREOF IF ANY LYING WITHIN STREET. TAX ACCOUNT NO.: 334840-1800-07 PARCEL B: LOT 166, BLOCK 18, C.D. HILLMAN' CITY OF SEATTLE, DIVISION NO. 2, RECORDED IN VOLUME 12 OF PLATS, WASHINGTON; S MEADOW GARDENS ADDITION TO THE ACCORDING TO THE PLAT THEREOF PAGE 82, RECORDS OF KING COUNTY, EXCEPT THAT PORTION THEREOF CONVEYED TO STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5552940. TAX ACCOUNT NO.: 334840-1810-05 PARCEL C: LOTS 167 TO 170, GARDENS ADDITION ACCORDING TO THE PAGE 82, RECORDS INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW TO THE CITY OF SEATTLE DIVISION NO. 2, PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, OF KING COUNTY, WASHINGTON; 135 EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 597316. TAX ACCOUNT NO.: 334840-1820-03 PARCEL D: LOTS 171 TO 173, INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 601962. TAX ACCOUNT NO.: 334840-1860-04 136 City of Tukwila Washington Ordinance No. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, REZONING CERTAIN REAL PROPERTY LOCATED IN THE RYAN HILL NEIGHBORHOOD AND KNOWN AS VINTAGE@TUKWILA FROM LOW DENSITY RESIDENTIAL (LDR) TO HIGH DENSITY RESIDENTIAL (HDR); PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, in 1995 the City of Tukwila adopted the Zoning Code and Map to implement the City's Comprehensive Plan, and these documents may be reviewed and updated as appropriate; and WHEREAS, as part of the City's 2018 Comprehensive Plan docket of potential amendments, the City is considering an application to change the Comprehensive Plan Land Use Map and Zoning Map for the Vintage@Tukwila project, which is an active senior living residential development; and WHEREAS, on May 2, 2017 and on May 9, 2018, City staff held the required public meeting for the surrounding property owners and tenants regarding the proposed change to the Comprehensive Plan and Zoning Map (Exhibit A); and WHEREAS, sanitary sewer service to the neighborhood is needed to ensure public health and neighborhood quality; the conditions analysis shows that the Vintage@ Tukwila site is critical to extending sewer to the neighborhood; and property owners and residents do not oppose higher density development in this part of the neighborhood; and WHEREAS, the City of Tukwila has complied with the requirements of the State Environmental Policy Act by making a determination on May 24, 2018 that no significant environmental impact would occur as a result of the Zoning Map change; and WHEREAS, notices of the public hearing were timely published in The Seattle Times, posted on site, and mailed to surrounding properties; and W: Word Processing\Ordinances\Vintage@Tukwila-Rezone LDR to HDR 5-18-18 MB:bjs Page 1 of 3 137 WHEREAS, on June 4, 2018, the City Council held a public hearing and, after receiving and studying staff analysis and comments from the public, has recommended approval of a Zoning Map change, and has made and entered Findings and Conclusions thereon in support of that recommendation; and WHEREAS, after due consideration, the City Council has determined the public interest will be served by approving the zoning map change application with conditions and that the change is in compliance with the Cnty of Tukwila Comprehensive Plan Land Use Map; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Findings and Conclusions Adopted. The City Council hereby adopts the Findings and Conclusions, attached hereto as Exhibit B and incorporated by this reference as if fully set forth herein. Section 2. Zoning Map Change Approved Subject to Conditions. The Viintage@Tukwila site is located in the block bounded by S. Ryan Way, 47th Avenue S., Seattle City Light right-of-way, and Martin Luther King Jr. Way S., located in Tukwila, Washington, King County. The site is further identified as tax parcels 3348401800, 3348401810, 3348401820 and 3348401860, and as legally described and shown in the attached Exhibit C. The site, which contains parcels A through D, is hereby rezoned from Low Density Residential (LDR) to High Density Residential (HDR), as shown on the attached Exhibit A, subject to the following conditions: 1. 47th Avenue S. between S. Ryan Way and S. 109th Street, and S. 109th Street between the site and 47th Avenue S., shall be improved with curbs, gutters, sidewalks, street illumination, and storm water facilities, in accordance with the City's Infrastructure Design and Construction Standards Manual in effect at the time of building permit application, prior to receiving a certificate of occupancy for the development on the site. 2. The sanitary sewer line that serves the development on the site shall be extended to 47th Avenue S. at the time of the development in accordance with the City's Infrastructure Design and Construction Standards Manual in effect at the time of building permit application. 3. On S. Ryan Way, a westbound (WB) left -turn pocket, and on 47th Avenue S., a northbound (NB) left -turn pocket, shall be installed prior to receiving a certificate of occupancy for development on the site. 4. Within 60 days of passage of this ordinance, the applicant shall record against the site a covenant or other document, approved by the City, requiring compliance with the stated conditions. 5. The applicant must apply for a development permit for the proposed project within 36 months of the effective date of this ordinance. W: Word Processing\Ordinances\Vintage@Tukwila-Rezone LDR to HDR 5-18-18 138 MB:bjs Page 2 of 3 6. Failure to comply with the conditions set forth herein shall cause the change to the Zoning Map to be null and void, and the subject property shall revert to the zoning immediately preceding passage of this ordinance. Section 3. Map Change Authorized. The Department of Community Development Director, or his designee, is hereby authorized to amend the City's official Zoning Map to show the zoning change for the Vintage@Tukwila site as authorized in Section 2 of this ordinance. Section 4. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section/subsection numbering. Section 5. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 6. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City and shall take effect and be in full force five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 2018. ATTEST/AUTHENTICATED: Christy O'Flaherty, MMC, City Clerk APPROVED AS TO FORM BY: Rachel B. Turpin, City Attorney Allan Ekberg, Mayor Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: Exhibit A — Zoning Map / Site Map Exhibit B — Findings and Conclusions Staff Report (File #PL16-0063) Exhibit C — Legal Description W: Word Processing\Ordinances\Vintage@Tukwila-Rezone LDR to HDR 5-18-18 MB:bjs Page 3 of 3 139 Map Change Site Tax ID 334840-1860 Tax ID 334840-1820 141 City of Tukwila Allan Ekberg, Mayor Department of Community Development Jack Pace, Director Findings Request Exhibit B The applicant requests an amendment to the Comprehensive Plan's Land Use Map and a corresponding rezone from Low Density Residential (LDR) to High Density Residential (HDR) on four adjacent undeveloped lots totaling 10.5 acres. If the Comprehensive Plan's Land Use and the Zoning map changes are approved, the contract purchaser proposes to construct 247 Senior Housing units in a four-story structure on the four southerly parcels A - D. (Figure 1). Changing the Comprehensive Plan and Zoning maps are no guarantee that the project would be built as initially proposed but is provided as an example of a potential future development. The Comprehensive Plan and Zoning Designations and the subject site are outlined in green. Existing LDR zoning is shaded in yellow, High Density Residential located along 51 Avenue S. in brown, Commercial Light Industrial in purple and Office in blue. Comprehensive Plan Amendment and Rezone Decision Criteria (TMC 18.84.020): The City Council's decision to grant a Comprehensive Plan map change and rezone shall be supported by written findings and conclusions showing specifically that all of the following conditions exist. Approval of the map changes requires the adoption of an ordinance. 143 Map Change Site CL(_ earcet D Tax ID 334840- 1860 186,001 sq.ft. LDR Parcel C Tax ID 334840- 1820 158,558 sq.ft. Parcel A ' '1 Tay ID 33484041800 ' LDR 1 Figure Background to HC Annexation History The subject property became part of Tukwila in 1989 as part of the Fire District #1 annexation. At the time of annexation, the property was zoned to reflect the prior King County zoning. When the Comprehensive Plan and city-wide zoning were subsequently reviewed, no changes were proposed to the original King County designations. Public Comment On May 2, 2017, staff held the required public information meeting for residents and property owners within 500 feet of the site. Several property owners attended the meeting to ask 144 Page 2 of 12 05/29/2018 questions. One written comment was received that stated opposition to additional traffic on 47Avenue S. because of safety concerns for local children and provided the opinion that 47 Avenue S. is not capable of handling the additional traffic volume. They requested that access to the proposed multi -family development site be from Martin Luther King Junior Way South (MLKJWS). The City Engineer responded that MLKJWS is designated by Washington State Department of Transportation as limited access and therefore not available for ingress/egress. The City Engineer has requested that at the time of a future development proposal that additional traffic analysis be provided. Because of the lapse in time since the required public meeting in May of 2017, and the initiation of neighborhood -wide meeting in November of 2017 (see "Ryan Hill Neighborhood Study" section below), staff held a second public meeting using an expanded mailing. There were no citizens or comments received at the May 9, 2018 public meeting. Ryan Hill Neighborhood Study Staff initiated a neighborhood -wide study that looked at existing conditions, potential development scenarios and surveyed property owners and residents. The study revealed a number of things that were unknown. The residents and property owners have differing opinions about the future of the neighborhood. Opinions generally depend on where they live or own property within the neighborhood. Higher residential density and housing options are more desirable to property owners north of the Seattle City Light right of way than south of the right of way. Additionally, there was overall support for a neighborhood retail node that would provide additional neighborhood services. Neighborhood input also indicated that the neighborhood's existing characteristics were an asset as it was described as a "rural oasis in the city." Except for the approximate 15-acre Raisbeck property located along the west side of the neighborhood and bordering MLKJRWS, which is the subject of this rezone request, future development is likely to be small scale (short plats) and developed incrementally. Development of less than 4 lots does not require frontal improvements nor would a through connection be financially feasible for most short plat developers. The lack of regional stormwater facilities and the difficulties associated with on -site storm infiltration and/or detention on steep slopes impacts the near term developability of many properties. In areas where redevelopment is more feasible, the needed water and sewer infrastructure improvements identified in the study can be incrementally installed. The incrementally added infrastructure will be able to support the long-term service objectives outlined within the study. Enhancing and improving the circulation system is feasible from an engineering standpoint but not likely from a financial standpoint. The 1,200-foot-long dead end road (twice the length of the City's maximum standard) can be eliminated by connecting between the 109th/48th and Page 3 of 12 05/29/2018 145 110th/49th Avenue S intersections. The City, however, has many street projects, and this new connection is unlikely in the near future as a public project. Finally, the Raisbeck property, which is the Vintage@Tukwila site, is a linchpin for extending sewer service to properties north of the Seattle City Light right of way and south of S. 107th Street. Vicinity/Site Information The subject site is in the Ryan Hill neighborhood and is primarily characterized by environmentally sensitive features located on or in its vicinity. The topographic survey provided by the applicant gives details on vegetation, watercourse and wetlands as well as topographic lines. Landslide Class 2 — Moderate and Class 3 - High landslide areas with topographic slopes that range from 15 — 40%. Wetlands and Stream The wetland and watercourse delineation report that was prepared for this application identified the following: Type 3 watercourse — Ryan Hill Stream. (Stream A) is located to the north of the site and bisects the northeast corner of Parcel D. Most of the wetlands are located around the periphery of the site but whose buffers extend onto the site. The exception is Wetland B. Wetland B is a type IV located in the center of the project site and requires 50 foot buffers. From the Tukwila Municipal Code: "Category IV wetlands have the lowest levels of functions (scores less than 30 points) and are often heavily disturbed. While these are wetlands that should be able to be replaced or improved, they still need protection because they may provide some important functions. Any disturbance of these wetlands will be considered on a case by case basis." (TMC 18.45.080 Wetlands Designations, Ratings and Buffers) Any future development will need to be setback from the wetlands and their buffers. Wetlands A and AA are category II and are located along Ryan Hill Stream and are required to have 100 foot buffers. Wetland C, a category III wetland, which has an 80 foot regulatory buffer, is located on the south of the site and extends onto the Seattle City Light property. There are two other category III wetlands, on the parcel north of the site. (Wetlands E & F — Topographic Survey) 146 Page 4 of 12 05/29/2018 rt, l' t. 41 3 2 ` II / , -4 e (. Ili 'It° ..; ' DP-1 ►,.. 44.-71 ! .3' DP-7 1 N. ..+' C 8 , 1 ; ` A • e' Y- y-a y II 1 " A. l r ♦ .. „ . J B - ii.. . .i....--...-41,...., ....,, • fir+- j'A` ,r_+ / N✓ (+ , � ._ j�.+r.1 a 't r' '3`e.6.211 - tc, 1 DP-b '' roe ��5S " . . , ---fir, t r, :.., • , ' I 1 .A Irc Il ti `'.. fir. _ 1 DP-4 i.-- �`. - - DP-3 � E 4 .vi. 14 I . ., • i 0. 4 DP-13 3.€ 1 1,4:;0.72712 6.024.6E4- This is not a '>u,rrey. Features depicted are aoproximate on'y and may riot be to scale and ;,,;.., colirser Page 5 of 12 147 05/29/2018 Access The local circulation map, Figure 3, shows the street system that exists in the Ryan Hill neighborhood. Sidewalks exist along S. Ryan Way and intermittently on 51 Avenue S. Bicycle facilities are also in place on 51 Avenue S. King County Metro Route 107 is between '/4 and 1/2 mile to the east and runs along 51 Avenue S. and Route 124 on E. Marginal Way S. is about a mile to the west. The Rainier Beach Link Station is 1.3 miles to the north. PI11127 t I rpm` r I ' 1134w, 1 •P t „ -fir ti. ft r •♦ /' sU• - • Et1 i, r a� c ,�c..- ,-a ►E • 1. - -ti 4 - M T t 4' , 4111 1,ell' fie • • 148 Page 6 of 12 05/29/2018 Land Use/Development History There are 26 lots adjacent to 47th/109th/48th onto which the subject properties will access, 8 of which are developed with a single family home. The Tots range in size from 3,500 square feet to 41,765 square feet. All but three homes, addressed as 10709, 10719, and 10729 47th Avenue S., were built pre-1964. The three addresses listed were built in 2003 and 2001 and are hooked up to the City's sewer system. The remaining five homes are on septic systems. A review of King County Assessor's property reports shows that they have designated that area as having moderate to high traffic noise. In this area, the assessed value of the developed single family homes range from $200,000 to $373,000. Also within this specific 26 lot area, four lots were acquired by King County for property owner failure to pay property tax, two of which have since been sold at auction, which is evidence of the instability in ownership in this area. City Council Decision (TMC 18.84.030) The City Council has the authority to deny, approve, or approve with conditions and safeguards as it deems necessary to protect or enhance the health, safety, and welfare of the surrounding area, and to ensure that the rezone fully meets the findings set forth in the Decision Criteria (TMC 18.84.020,) which are outlined below. 1. The proposed amendment to the Zoning Map is consistent with the goals, objectives, and policies of the Comprehensive Plan. (TMC18.84.020 - Criteria) During the 2015 Comprehensive Plan update process, there was considerable interest in the need to maintain and enhance residential neighborhoods, while providing housing choices. The Comprehensive Plan describes LDR as follows: Low -Density Residential: Areas primarily characterized by detached single-family residential structures and their accessory uses, along with educational, institutional, and recreational uses. Density may vary by neighborhood and for projects proposing innovative housing types such as cottage housing. These uses and densities are modified where covered by the Commercial Redevelopment, Urban Renewal, Tukwila South, and Public Recreation Overlays. The Comprehensive Plan describes HDR as follows: High -Density Residential: Areas characterized by larger and higher density multi -family buildings and their accessory uses, along with educational, institutional, and recreational uses. Although not stated, high density neighborhoods have typically been located adjacent to and along major transportation corridors. They have been used to separate noisier uses and areas from the single family areas and to provide housing in neighborhood and regional centers of the City. Page 7 of 12 149 05/29/2018 The Comprehensive Plan's highest priority objective is the following: Objective. "To improve and sustain residential neighborhood quality and livability." Numerous goals and policies clarify and support this objective. Some representative examples from the Housing and Residential Neighborhoods elements follow: Housing Goal 3.1 The City of Tukwila provides the City's fair share of regional housing. Housing Policy 3.6.1 Encourage long-term residency by improving neighborhood quality, health and safety. Residential Neighborhoods Goal 7.1 Residential Land Use Pattern: A land use pattern that encourages a strong sense of community by grouping compatible and mutually supportive uses and separating incompatible uses. Residential Neighborhoods Goal 7.4 Neighborhood Sustainability: Continuing enhancement and revitalization of residential neighborhoods to encourage long-term residency and environmental sustainability. Residential Neighborhoods Implementation strategies support retaining LDR zoning and encourage infrastructure improvements as follows: • Continued emphasis on existing land use patterns to protect and preserve residential uses. • Investment in public works and infrastructure improvements. • Continue to develop and implement the Residential Street Program in the CIP. • Development of a variety of new housing, including single-family homes. Residential Neighborhood and Sub -Area Vitality City -planned utility improvements and extensions place priority on improving and sustaining residential neighborhood quality and livability. Utillity investments affect neighborhood quality of life and the ability to realize established visions for specific sub -areas. (City of Tukwila Comprehensive Plan, 2015) Tukwila functional plans Tukwila parks and open space do not exist in this neighborhood. The Parks Recreation and Open Space (PROS) Plan has identified the need for a neighborhood park but implementation is shown beyond 2023. A "Ryan Hill Park" is planned "following the upgrade of the local sewer service in the area, which would drive additional housing demand." (Tukwila Parks, Recreation, and Open Space Plan; 2013) Sanitary sewer service. The Ryan Hill neighborhood encompasses 116 acres with less than a mile of sewer. The capital plan for Sanitary Sewer identifies a $1.9 million sewer revitalization for the area but the timeline is beyond 2022. The justification for the project are the existing septic systems that are failing and creating public health hazards. Comprehensive Plan policy 12.1.22 Serve all existing and potential residences and businesses with a sewer utility. The Capital Facilities Plan identifies a $1.9 million sewer project for the neighborhood with the justification that septic systems are failing in the area. 150 Page 8 of 12 05/29/2018 The proposed project would extend sanitary sewer from MLKJWS on the site and then per the City's Infrastructure Design and Construction Standards Manual extend it to the east property line. Bringing the sewer an additional 100 feet to the adjacent right of way would provide an opportunity for future extensions and hook-ups to the sanitary system. Tukwila water service is available to serve the higher intensity land use; however, because the system is not looped the pressure is not adequate for larger buildings. Construction will likely require modifications to structure size to accommodate the lower pressure. Access in the neighborhood is via two neighborhood arterials — Ryan Way and 51 st Avenue S., which have adequate capacity but are not complete streets,. Ryan Way does not have bicycle facilities and 51 st Avenue S. has sporadic pedestrian facilities. The local access street, 47th Avenue S., meets the minimum street right of way width standard of 50-60 feet, is over 1,000 feet in length and does not contain a turn -around. 600 feet is the City standard for cul-de-sacs the City standard for neighborhood block size is no more than 1,000 feet on one side and double loaded lots on the width. On the other lots along 47th Avenue S., future single family development is likely to be through individual single family home construction permits and short plats that do not typically result in sidewalks or public street improvements. The condition of the street however is not adequate for a higher density project. For example, the pavement width and shoulders are uneven. Financial Planning Model Policy FP-6 — The financing of limited benefit capital improvements (i.e. private development) should be borne by the primary beneficiaries of the improvement. The principle underlying limited benefit is that the property is peculiarly benefited and therefore the owners do not in fact pay anything in excess of what they receive by reason of such improvement. Policy FP-7 — Each Enterprise Fund shall be reviewed annually and it must have a rate structure adequate to meet its operations & maintenance and long-term capital requirements. The program manager for the Sewer Comprehensive Plan stated that developers must bear the burden of extending sewer into this area. 2. The proposed amendment to the Zoning Map is consistent with the scope and purpose of TMC Title 18, "Zoning Code," and the description and purpose of the zone classification applied for. (TMC 18.84.020 Criteria) If approved, the requested map change would rezone approximately 10.5 acres from Tukwila's Low Density Residential to the High Density Residential designation/zone. The Comprehensive Plan states that high -density residential areas are characterized by larger and higher density mufti -family buildings and their accessory uses, along with education, institutional and recreational uses. The HDR District (TMC 18.14.010) implements the Comprehensive Plan designation of high density residential. The Zone is used to designate areas that allow up to Page 9 of 12 1 51 05/29/2018 22.0 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide a high -density, multiple -family district that is also compatible with commercial and office areas. Consideration was given to the land uses and development standards in the two different zones. The difference between the two zones in terms of land use are that in HDR the following uses are permitted and are not allowed in LDR: boarding homes; convalescent, assisted living and nursing homes for up to 12 patients; townhouses and multifamily (22 units per acre;) and senior housing (at 60/units per acre;) libraries, museums, and public art galleries; and manufactured home parks. If the property were rezoned as HDR, and did not redevelop as currently proposed by the applicant, the range of other uses listed above could be developed as permitted uses. 3. There are changed conditions since the previous zoning became effective to warrant the proposed amendment to the Zoning Map; (TMC 18.84.020(3)) and In November of 2016, central Puget Sound voters approved a funding package that includes the construction of a new light rail station within a mile of the site. The Station is scheduled for completion in the 2030s and provides access to a high capacity transit system. One half mile is the usual walk shed for rail systems but bus routes are rerouted to provide feeder service to the stations. Boeing Access Road and S. Ryan Way will be a major route to serve the station. The opportunity to have high quality transit access was not funded until 2016. The current economic impact on the regional housing market was not expected. The price of homes is rising faster in the Seattle area than anywhere else in the nation. Since the downturn in 2007, home prices are up 23.9%. Seattle leads the nation in year over year and month over month home price growth. The applicant proposes an affordable senior housing project. A major initiative to fund, build and replace City buildings (Public Facilities Plan, Tukwila 2016) will impact the overall Capital Improvement Program and likely delay any identified neighborhood infrastructure improvements thereby delaying upgrades and public infrastructure in this neighborhood. Development is and will be expected to continue to pay for itself. 4. The proposed amendment to the Zoning Map will be in the interest of furtherance of the public health, safety, comfort, convenience, and general welfare, and will not adversely affect the surrounding neighborhood, nor be injurious to other properties in the vicinity in which the subject property is located. (TMC 18.84.040(4)) The City's Capital Facilities Plan shows the need for urban infrastructure improvements in this neighborhood for a neighborhood park and a sewer system to serve the area. Timing and funding for these facilities, however, has not been identified. The lots that are south of S. 107th Street and west of 50th Avenue S. are dependent on access to the sanitary sewer line in MLKJWS. The rezone will allow a project that will provide affordable housing, provide new construction that could serve to anchor the area and create a higher standard of design quality as required by the City's rigorous design review process. Development of the site would improve the infrastructure for the neighborhood and make sanitary sewers possible in the near term for property owners. 152 Page 10 of 12 05/29/2018 CONCLUSIONS Below are the four decision criteria in bold and the conclusions drawn from the findings above. 1. The proposal is consistent with the goals, objectives and policies of the Comprehensive Plan. The 2015 Comprehensive Plan update reaffirmed Tukwila's highest priority objective, "To improve and sustain residential neighborhood quality and livability." This neighborhood is a challenging area because of the lack of public facilities and environmentally challenging land of slopes and water. The subject site, although it borders the interstate and MLKJWS on the west, has no access except through a local access street that is bordered by single family homes. The public facilities identified to support and serve this area are not funded in the near or mid- term. The proposal would be able to pay for urban services and amenities that would support the overall livability and quality of this residential neighborhood. Specifically, access to the site is via 47th Avenue S. and S. 109 Street west of 47th Avenue S, which are not adequate for higher density travel, would need to be improved. Their improvement would improve overall neighborhood quality; therefore, the City Council concludes that as part of the future project and as a condition of this rezone, the applicant should make street improvements that meet the City's infrastructure standards including sidewalks. Sanitary sewer would be extended as part of the future project from MLKWJS onto the site and to the east property line. To benefit the neighborhood, the extension of the sewer to the adjacent public right of way would also fulfill the Comprehensive Plan's goal of improving neighborhood quality and livability and fulfilling the policy of serving all residences with sewer service. The City Council concludes that conditioning the rezone to require the extension of the sewer line to the right of way to the east will increase the access and the feasibility and decrease the total system cost for sanitary sewers in the neighborhood and therefore meet the criteria. 2. The proposal is consistent with the scope and purpose of the Zoning Code and the description and purpose of the HDR zone. High density development lends itself to clustering and thereby preserving sensitive areas and open space. The entire property would be under one owner and manager thereby limiting the incremental impacts typical of individual homeowners on trees, wetlands and streams. 3. There are changed conditions since the previous zoning became effective to warrant the amendment to the Map. Residents of the City have stated that they are struggling and being displaced due to the impact of rising rents and the high cost of homeownership. The unprecedented economic impact caused by the regional demand for housing is hurting members of the community who are economically challenged. The proposal could provide affordable housing for seniors as well as basic public facilities that would support the surrounding property owners. Page 11 of 12 05/29/2018 153 4. The proposal shall be in the interest of furthering the public health, safety, comfort, convenience and general welfare and will not adversely affect the neighborhood or be injurious to the properties in the vicinity. Of benefit to the neighborhood with the project would be the opportunity to connect to sanitary sewer and a reduced overall cost because of the approximate 800 linear feet that would be built by the project developers. Development of the subject site requires the applicant to bring the sewer line onto the property and to the east property line. The City Council concludes that in order to meet the criteria the rezone should be conditioned with the requirement to bring the sewer line an additional 100 feet to 47th Avenue S. to assist with the availability of the system for expanded neighborhood use. Comment from emergency service providers and the results of the traffic analysis indicate that left turning movements are difficult onto S. Ryan Way and would be a concern with increase in trips associated with the rezone. In order to further the interests of public safety, comfort and convenience, the City Council concludes that the rezone should be conditioned to require left turn pockets to facilitate and assist in maintaining adequate level of service and safety in entering and exiting 47th Avenue S. from S. Ryan Way. The City Council concludes that redesignating the site to HDR would be in the best interest of the neighborhood subject to specific conditions that would support the Comprehensive Plan's priority of creating high quality residential neighborhoods and further the public's health, safety and comfort. 154 Page 12 of 12 05/29/2018 05-24-18 VINTAGE @ TUKWILA LEGAL DESCRIPTION: PARCEL A: EXHIBIT C LOT 165, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT PORTIONS CONDEMNED BY THE CITY OF SEATTLE FOR TRANSMISSION LINE PURPOSES IN SUPERIOR COURT CAUSE NO. 469557 AS CONTEMPLATED BY ORDINANCE NO. 82986; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1, BY DEED RECORDED MARCH 07, 1963 UNDER RECORDING NO. 5552941, RECORDS OF KING COUNTY; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5695665; AND EXCEPT THAT PORTION THEREOF IF ANY LYING WITHIN STREET. TAX ACCOUNT NO.: 334840-1800-07 PARCEL B: LOT 166, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF CONVEYED TO STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5552940. TAX ACCOUNT NO.: 334840-1810-05 PARCEL C: LOTS 167 TO 170, GARDENS ADDITION ACCORDING TO THE PAGE 82, RECORDS INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW TO THE CITY OF SEATTLE DIVISION NO. 2, PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, OF KING COUNTY, WASHINGTON; 155 EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 597316. TAX ACCOUNT NO.: 334840-1820-03 PARCEL D: LOTS 171 TO 173, GARDENS ADDITION ACCORDING TO THE PAGE 82, IN KING INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW TO THE CITY OF SEATTLE DIVISION NO. 2, PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 601962. TAX ACCOUNT NO.: 334840-1860-04 156 Comprehensive Plan Land Use and Zoning Maps change 158 159 160 Decision Criteria 1. The proposed amendment to the Zoning Map is consistent with the goals, objectives, and policies of the Comprehensive Plan. (TMC 18.84.020(1).) N Decision Criteria 2. The proposed amendment to the Zoning Map is consistent with the scope and purpose of TMC Title 18, "Zoning Code," and the description and purpose of the zone classification applied for. (TMC 18.84.020(2)) Decision Criteria 3. There are changed conditions since the previous zoning became effective to warrant the proposed amendment to the Zoning Map; and (TMC 18.84.020(3)) Decision Criteria 4. The proposed amendment to the Zoning Map will be in the interest of furtherance of the public health, safety, comfort, convenience, and general welfare, and will not adversely affect the surrounding neighborhood, nor be injurious to other properties in the vicinity in which the subject property is located. (TMC 18.84.020(4)) Li �cess F—,-�_ Jr Change Parcels A-D from u R to HDR 'n CLI Parcel D Tax ID 334840-1860 LDR ParcPI Tax ID 334840-1820 Parce B Tax I PaI cel A Tax ID 334840-18 )0 __ Attachment D LDP Condition 3. Add Left turn lanes LDR Condition 7 FxtPnd Sewer to nublir r n.tn�. Condition 1. Improve 47 Ave. S. LDR R co a 5 Recommendation Staff recommends approval of the request for a change to the Comprehensive Plan's Land Use and the Zoning map from Low Density Residential to High Density Residential for Vintage@Tukwila subject to the following conditions: Conditions 1. 47th Avenue S. between S. Ryan Way and S. 109th Street, and S. 109th Street between the site and 47th Avenue S., shall be improved with curbs, gutters, sidewalks, street illumination, and storm water facilities, in accordance with the City's Infrastructure Design and Construction Standards Manual in effect at the time of building permit application, prior to receiving a certificate of occupancy for the development on the site. Conditions cont'd. 2. The sanitary sewer line that serves the development on the site shall be extended to 47th Avenue S. at the time of the development in accordance with the City's Infrastructure Design and Construction Standards manual in effect at the time of building permit application. Conditions cont'd. 3. On S. Ryan Way, a westbound (WB) left - turn pocket, and on 47th Avenue S., a northbound (NB) left -turn pocket, shall be installed prior to receiving a certificate of occupancy for development on the site. 4. Within 60 days of passage of this ordinance, the applicant shall record against the subject property a covenant or other document approved by the City, listing the development conditions associated with the site. Conditions cont'd. 5. The applicant must apply for a development permit for the proposed project within 36 months of the effective date of this ordinance. 6. Failure to comply with the conditions set forth herein shall cause the change to the Comprehensive Plan Land Use Map to be null and void, and the subject property shall revert to the zoning immediately preceding passage of this ordinance. number or I tj Change -Parcels A-D from - Parcel C Tax ID 334840-1820 Parce B Tax \- Attachment D 3 Condition 3. Add Left turn lases Condition 2. Extend sewer to r*tihllr r_o.W. Condition 1. Improve 47 Ave. S. LDR Action Council move the Draft ordinances to amend the Comprehensive Land Use Plan and the Zoning Code maps to the consent agenda of your June 18, 2018 Regular meeting. Vintage at Tukwila Senior Living Community Providing affordable rental housing to seniors and families m We specialize in the development and operation of affordable housing. im We currently have communities in California, Washington, Nevada, Oregon and Idaho. N. We are able to offer attractive apartment homes to income qualified families and active seniors. ow We are committed to the construction of quality affordable homes that provide opportunity for an enhanced life for families and retirement living for seniors. 0. Vintage Housing's services also include on -site property management services, arrangements for grocery delivery, pharmacy delivery, monthly newsletters, a wellness program administered by visiting physicians, and organized activities and trips in conjunction with local senior citizen organizations and controlled building entry for enhanced resident security. The City of Tukwila provides an ideal setting for our project... Tukwila is located in a Central location E. Access to City Amenities Proximity to Seattle, Bellevue & Tacoma Access to commercial & retail services Proximity to Southcenter Mall Proximity to 1-5 - Access to Mass Transit (Light Rail/Park & Ride) Proximity medical facilities Proximity to Airport Safe Neighborhood Project site allows for secure environment for the neighborhood w Diversity I. Tukwila is Growing!! :OMPREHENSIVE LAN AMENDMENT 'roposal to change the oning of 4 parcels from DR to HDR {DR land use 1esignations serve to >rovide property that can upport affordable multi- =ily housing he project proposes to levelop the site with affordable senior housing 215 0323049149 03 23 049034 '9A- C 0323049050 54 5 5476800061 _ W 54761300061 / 5476800070E 3349402700 7 O ° �- 476di310 0 5476800051 76800061 O o ,� o 06, a In 4�• 5 476800090 54768001210 5~�3$60100 5476800080 21 687420 4.0053 �5 6 0 7 n 874200326 -6879200465 687420M t74201416 i200415---6 4200 70 874200481 q 88743 174209 4�20.02 L6$?4 0051 6874420026 o S 109TH ST O m,— .- 1 ,n l` w V�1~ 'p 161' l 4l-a bb— e—.!o - -- 0 a Current Housing Conditions in Tukwila ow Puget Sound Regional Council estimates that Tukwila will need 4,800 new homes by 2031 and 5,568 new homes by 2035. m Per the TCP more and more households in Tukwila are struggling to meet their housing costs. m Almost half of city residents are burdened by housing costs, paying more than 30% of their income for housing. I. Less than half of the housing units in Tukwila are apartments, but almost 60% of the housing units in the City are renter -occupied. I. Per the TCP the current range of housing options does not accommodate residents in all stages of life, including older adults hoping to "age in place" and older adults looking to downsize. Vintage at Tukwila Senior Living Community Proposed 4-story Senior housing development I. Approximately 247 units Above Grade Parking w Common Courtyard w/ Community Garden N. Fitness Facilities I. Large interior Community Room Food Service Van Service to reduce Traffic Public Sewer infrastructure improvements Public Sidewalk & Roadway improvements Intersection signalization improvements MARTIN L KING JR. WAY S 11111111111 • uu�iiiunniii wit mil infl'innui 4 MI D 0 9 a • i - ,rimma. s� 1 1 1 r t w II`iuilll 41H FLR 3RD FLR 2F.3 FLR 1St FLR 11'III m /] oh LIi������� ����������l�:'II11 c,iiill��ri�lol mil oi111k alas ill it WI IIV71.4 .y -ei 21, 0 TERACE HEIGHT 4TH FLR 641132UW MGM- 3RD FLR 2ND FLR 1ST FLF � lv How is the proposed zoning Thange consistent with the goal objectives and policies of the Tukwila Comprehensive Plan ? TCP Goal 3.1 The City of Tukwila provides the City's fair share of regional housing Provide sufficient zoned housing potential to accommodate to meet the regional growth target of 5,568 new homes by 2035 Consider flexible zoning standards to promote housing options that meet current and future needs TCP Goal 3.2 The City of Tukwila has safe, healthy and affordable homes for all residents in Tukwila Provide zoning that allows a variety of housing through the city to allow for diverse, equitable neighborhoods. Encourage a full range of housing opportunities for all population segments... through actions including, but not limited to , revising the Tukwila's zoning map and development codes as appropriate. Partner with for -profit developers to construct and maintain permanent affordable housing and support services TCP Goal 3.5 The City of Tukwila includes a full range of housing for persons in all stages of life and for all members of our community Designating and zoning these vacant lands to HDR would provide significant opportunity to add to the senior housing stock in the City. The City has deemed the housing stock for the aging population to be inadequate. How is the proposed amendment to the Zoning Map consistent with he scope and purpose of TMC Title 18, "Zoning Code" and the description and purpose of the zone classifications applied for. LDR Zoning Intended to provide low -density family residential areas Intended to provide a full range of urban infrastructure services in or to maintain stable residential neighborhoods. Primarily characterized by detached single family residential structures. HDR Zoning Allows up to 22 dwelling units per net acre. Senior housing is allowed up to 60 dwelling units per acre subject to additional restrictions. Intended to provide high -density, multiple family district which is also compatible with commercial and office areas (CLI to the North). This Project The parcels subject to this proposal are large and remain undeveloped. Such that re -designation to HDR will render them capable of supporting more housing units than LDR. Project is for senior housing which allows a greater density and helps advance Housing Policies 3.1.1 and 3.2.1 (Provide zoning that allows for a variety of housing and to accommodate the regional growth target of 4,800 units by 2031) The site constraints are challenging to overcome and would not adequately support LDR development to the maximum density. Would provide a buffer in-between the single family residences to the east and north east and the highway to the west. Existing public infrastructure is lacking; Public infrastructure upgrades (sewer, Road improvements) would not be economically feasible for an LDR development Are there changed conditions since the previous zoning became effective to warrant the proposed amendment to the zoning map? Aging population, rise of housing cost and increase in homelessness Aging population Per the 2010 Census King County was population was made up of 12.3% seniors (65 and over). King County projects that the County's elder population comprise nearly 25% of the population by 2025 King county population growth increased 1 1.52% from 2010 to 2017 mi The median list price fro homes in King County have increased substantially from $350,000 in 2015 to $575,000 in 2017. No The median sale price has increased over 15% in the past year for all homes. im At the beginning of 2012 the average rental list price for homes was $1,500 a month. In early 2018 it is estimate to be $2,400 a month. a. Approximately 50% of the homeless population is over the age of 50. The highest percent of households with older adults at or below 200% of the federal poverty line are in South King County (27%). How is the proposed amendment to the zoning map in the interested of furtherance f the public health, safety, comfort, convenience and general welfare, and will not adversely affect the surrounding neighborhood, nor be injurious to )ther properties in the vicinity in which the subject property is located? The area would receive upgrades to the existing wastewater transmission system to serve areas that were previously not served. 1m The city right of way would receive improvements on S 1091" street and 47th Ave S. Improvement would include sidewalk, curb & gutter, roadway and landscaping. N. Transportation improvement would be provided including re-channelization of S. Ryan Way to the North. E. The re -designation would allow for affordable senior housing. The cities comprehensive plan recognizes the need for housing stock beyond single- family as well as the need for affordable housing. Creates a land use designation that would provide a residential buffer to the nearby highway for the existing low density residential housing to the east. The density proposed is high and the site is compact. This would help avoid the sprawl of low density development. 1. Stimulate private economic development within the City, add to the city tax base. Sources ow WSU Center for Applied Research & Extension "Moving Toward Age -Friendly Housing in King County" (January 2018) m City of Tukwila "City of Tukwila Comprehensive Land Use Plan" (2015) VINTAGE HOUSING City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Affidavit of Distribution Project Name: VINTAGE AT TUKWILA Project Number: PL16-0062 Associated File Number(s): E17-0002, L16-0083 Date Mailed: 6/20/18 Mailing requested by: MOIRA BRADSHAW Mailer's signature: ❑ Board of Adjustment Agenda Packet ❑ Notice of Application for ❑ Board of Appeals Agenda Packet Shoreline Mgmt Permit ❑ Determination of Non -Significance CX Notice of Decision ❑ Determination of Significance & Scoping Notice ❑ Mitigated Determination of Non - Significance ❑ Notice of Action ❑ Notice of Application Parties of Record: ❑ Notice of Public Hearing ❑ Notice of Public Meeting ❑ Official Notice ❑ Other: ❑ Shoreline Mgmt Permit ❑ Short Subdivisiion Agenda ix le:4 a/tr Moira Bradshaw From: Mujib Kamawal <MujibK@brhinc.com> Sent: Monday, June 4, 2018 11:44 AM To: Ryan Patterson; Moira Bradshaw Cc: James Raisbeck Subject: RE: Tukwila documentation Moira, Mailing addresses for Ryan and I Ryan Patterson Vintage Housing 369 San Miguel Ave Suite 135 Newport Beach Ca 92660 Mujib Kamawal Bush, Roed & Hitchings, Inc. 2009 Minor Avenue East Seattle, WA 98102 Thanks, Mujib From: Ryan Patterson [mailto:rpatterson@Vintagehousing.com] Sent: Monday, June 04, 2018 11:37 AM To: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> Cc: Mujib Kamawal <MujibK@brhinc.com>; James Raisbeck <jdr@raisbeck.com> Subject: Re: Tukwila documentation Moira I am flying in. Mujib and I will be presenting. Thanks Ryan Sent from my iPhone On Jun 4, 2018, at 8:46 AM, Moira Bradshaw <Moira.Bradshaw@TukwilaWA.Rov> wrote: Mujib — here is the link to tonight's meeting. http://records.tukwilawa.gov/WebLink/Browse.aspx?startid=10154&row=1&dbid=1 The City Clerk would like to know who will be making the presentation and their mailing address. I hope to see you by 6:45 so that you can familiarize yourself with the room and the computer. 1 See you this evening. Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice From: Mujib Kamawal <MuiibK@brhinc.com> Sent: Friday, June 1, 2018 3:04 PM To: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> Subject: RE: Tukwila documentation Hey Moira, Hope your well, I was hoping you could let me know if there is an agenda for the council meeting? We are wondering if the council meeting is just for this or if there are many things on the agenda. Thanks, Mujib Kamawal, PE Engineering Project Manager/Associate Bush, Roed & Hitchings, Inc. 2009 Minor Avenue East Seattle, WA 98102 P: (206) 323-4144 F: (206) 323-7135 E: mujibk@brhinc.com J°s'J our -le ::ebs to www.brhinc.com c ier 1" , 1 ri From: Moira Bradshaw [mailto:Moira.Bradshaw@TukwilaWA.gov] Sent: Wednesday, May 30, 2018 9:24 AM To: Mujib Kamawal <MujibK@brhinc.com> Subject: RE: Tukwila documentation Thanks Mujib — We will see you Monday night. The packet will be ready by Noon on Friday. I will forward you a Zink when it is available. Moira 2 atm t. 464,1pr pl Con iol%4) dAithef c.n_ r girf)(T" s Ilk' .yl. a a. 4 51ervee..5 „Jo, ,57i,t4A _ --VkliaYi.: 40is City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 ;w: c' ' . 4 �. 4.�:7 .f••'nN PM 5 .L DEUTSCH PAULA S 11123 49TH AV S TUKWILA WA 98179 You are receiving this notice because you a S NIX_ U.S. POSTAGE DD PITNEY BOWES ACC _ lef ZIP 98188 clt ���� 02 111410 0001387129APR 19 2017 980 DE 1 RETURN TO ;ENDER it `B; LE•s NUMBER •N AF. F TO = DR WAR D ©0 4 22. 17 BCD 98158854825 "O626 -- B324 1' -47 rtl� ili�i� �•- i City of Tukwila Notice Of Application —April 19, 2017 SEPA Decision and Comprehensive Plan Map Amendment and Zoning Map change from Low Density Residential (LDR) to High Density Residential (HDR) eject location' Project Name: Vintage at Tukwila File #: PL16-0062 Tax Parcel #s: 6874200530; 3348401800;3348401810; 3348401820; 3348401860; Located to the west & behind 1C 739 & 10831 47th Ave 5. Applicant: Chris Olson, nystrom+olson Property Owner: James and Sherry Raisbeck Project Planner: Moira Bradshaw at moira.bradshaw@tukwkilawa.gov or 206-431- 3651 Project Description: This applicati,in is to change the Comprehensive Plan and Zoning Code land use and zoning designations from low density residential (LDR) to high density residential (HDR) Public Meeting: Your review and comments on the project are requested: Meet the applicant and review the proposal. When: Tuesday, May 2, 2017 Time: Come anytime between 4:00-6:00 p.m. Where: Foster Conference Room, City of Tukwila Office of Community Development; Suite 100; 6300 Southcenter BL.; Tukwila, WA 98188 Public Comment Period Comments may also be delivered to: • Tukwila Department of Community Development; 6300 Southcenter Blvd, Suite 100; Tukwila, WA 98188 • By the deadline of 5:00 p.m. on May 10, 2017 project, and learn your appeal rights by contacting the project planner, riday, 8:30 am to 5:00 pm City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 BRASVVELL JESSE L+QUINONES-B 3424 69TH AVE NE MARYSVILLE WA 98270 You are receiving this notice because you 980 N7 R ASW! 10719 47TH A E c. TUKWII. A WA 98178-23€ 8 RETURN TO SENDER U.S. POSTAGE» PirNEY BOWES ZIP 98188 $ 0"0 Z S° 02 1YV 0001387129 APR 19 2017 316100 4_23/17 9E'4 gilrfrit 448 City of Tukwila Notice Of Application —April 19, 2017 SEPA Decision and Comprehensive Plan Map Amendment and Zoning Map change from Low Density Residential (LDR) to High Density Residential (HDR) Project Name: Vintage at Tukwila File #: PL16-0062 Tax Parcel #s: 6874200530; 3348401800;3348401810; 3348401820; 3348401860; Located to the west & behind 10739 & 10831 47th Ave 5. Applicant: Chris Olson, nystrom+olson Property Owner: James and Sherry Raisbeck Project Planner: Moira Bradshaw at moira.bradshaw@tukwkilawa.gov or 206-431- 3651 Project Description: This application is to change the Comprehensive Plan and Zoning Code land use and zoning designations from low density residential (LDR) to high density residential (HDR) Public Meeting: Your review and comments on the project are requested: Meet the applicant and review the proposal. When: Tuesday, May 2, 2017 Time: Come anytime betwen 4:00-6:00 p.m. Where: Foster Conference Room, City of Tukwila Office of Community Development; Suite 100; 6300 Southcenter BL.; Tukwila, WA 98188 P ublic Comment Period Comments may also be delivered to: Tukwila Department of Community Development; 6300 Southcenter Blvd, Suite 100; Tukwila, WA 98188 By the deadline of 5:00 p.m. on May10, 2017 ou may view the application, request a copy of any decision, comment on the project, and learn your appeal rights by contacting the project planner, r by visiting our office, which is listed above. We are open Monday through Friday, 8:30 am to 5:00 pm City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 19 APR '-"M L ADDR-06950 TUKWILA COMMUNITY MEMBER 4815 S 107TH ST TUKWILA WA 98178 You are receiving this notice because you a T r ' :4,$`4,4k48 U.S. POSTAGE »»PITNEY BOWES - L� d -y J • +I 7 ZIP 98188 clZ ye �4, '�o 02 trr 0001387129APR 19 2017 NT_ F, 9 7E A eloo4 25 RET:RN TO SEND 'r: R NOT DELI VERA3LE AS ADDRESSED uN r TO ORWARDc 3C. S33 J.33SS5 46.'_ 111'` 212E-311E5 -.1113 3 in i!Iljl1!1I11!ill{11�1!�tleSil!!I!1!i!illi!''I+f!l( City of Tukwila Notice Of Application —April 19, 2017 SEPA Decision and Comprehensive Plan Map Amendment and Zoning Map change from Low Density Residential (LDR) to High Density Residential (HDR) a_r ess RQad Project location` Project Name: Vintage at Tukwila File #: PL16-0062 Tax Parcel #s: 6874200530; 3348401800;3348401810; 3348401820; 3348401860; Located to the west & behind 10739 & 10831 47th Ave 5. Applicant: Chris Olson, nystrom+olson Property Owner: James and Sherry Raisbeck Project Planner: Moira Bradshaw at moira.bradshaw@tukwkilawa.gov or 206-431- 3651 Project Description: This application is to change the Comprehensive Plan and Zoning Code land use and zoning designations from low density residential (LDR) to high density residential (HDR) Public Meeting: Your review and comments on the project are requested: Meet the applicant and review the proposal. When: Tuesday, May 2, 2017 Time: Come anytime between 4:00-6:00 p.m. Where: Foster Conference Room, City of Tukwila Office of Community Development; Suite 100; 6300 Southcenter BL.; Tukwila, WA 98188 Public Comment Period Comments may also be delivered to: • Tukwila Department of Community Development; 6300 Southcenter Blvd, Suite 100; Tukwila, WA 98188 • By the deadline of 5:00 p.m. on May 10, 2017 You may view the application, request a copy of any decision, comment on the project, and learn your appeal rights by contacting the project planner, or by visiting our office, which is listed above. We are open Monday through Friday, 8:30 am to 5:00 pm City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 SC:47;TE ' skr) 19.APR ' 17 PM 6 L LOPEZ: JERRY 4020 LEARY WAY NW SEATTLE WA 98107 You are receiving this notice because you a AN K U.S.POSTAGE* PITNEY BOWES AEIl L 7/7 ZIP 98188 $ f,C0 f+30 02 111 0001387129APR 19 2017 NT X; 980 7E RETURN TO SENDER ATTEMPTED - NOT KNOWN UNAB...E TO FORWARD SC' 98 88854825 4'2226-01443-19-39 "1I10i'I'lii'II�'I'i;ii`i1lIIIIliili��i 0004/24/I7 City of Tukwila Notice Of Application —April 19, 2017 SEPA Decision and Comprehensive Plan Map Amendment and Zoning Map change from Low Density Residential (LDR) to High Density Residential (HDR) Project Name: Vintage at Tukwila File #: PL16-0062 Tax Parcel #s: 6874200530; 3348401800;3348401810; 3348401820; 3348401860; Located to the west & behind 10739 & 10831 47th Ave S. Applicant: Chris Olson, nystrom+olson Property Owner: James and Sherry Raisbeck Project Planner: Moira Bradshaw at moira.bradshaw@tukwkilawa.gov or 206-431- 3651 Project Description: This application is to change the Comprehensive Plan and Zoning Code land use and zoning designations from low density residential (LDR) to high density residential (HDR) Public Meeting: Your review and comments on the project are requested: Meet the applicant and review the proposal. When: Tuesday, May 2, 2017 Time: Come anytime between 4:00-6:00 p.m. Where: Foster Conference Room, City of Tukwila Office of Community Development; Suite 100; 6300 Southcenter BL.; Tukwila, WA 98188 Public Comment Period Comments may also be delivered to: • Tukwila Department of Community Development; 6300 Southcenter Blvd, Suite 100; Tukwila, WA 98188 • By the deadline of 5:00 p.m. on May 10, 2017 You may view the application, request a copy of any decision, comment on the project, and learn your appeal rights by contacting the project planner, or by visiting our office, which is listed above. We are open Monday through Friday, 8:30 am to 5:00 pm City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 City Council Public Hearing Give testimony to the decision makers on the project on reverse side. When: Monday, June 4, 2018 Time: 7 p.m. Where: Tukwila City Hall, Council Chambers: 6200 Southcenter BL, Tukwila, WA 98188 You are receiving this notice because you a u i.S*WIttt ;SEATTLE WA O 27 APR • 18 P14•6 •L WILKINS COREY & CYNTHIA 200 SW 5TH PL APT B202 RENTON WA 98057 (4R0 AA 1 NIXIE 980 FE 1 U.S. POSTAGE >> PITNEY BOWES ovy 7 A' .; ZIP 98188 $ C00.470 02 1 n 0001387129APR 27 2018 C0005/04/18 0005/09/18 RETURN TO SENDER UNABLE TO UPWARD Q City of Tukwila Notice Of Public Meeting and Public Hearing SEPA and Comprehensive Plan and Zoning Map change from Low Density Residential (LDR) and Commercial Light Industrial (C/LI) -gaeing.Acc"ess Rpad LOR 1 1 Questions ? Come to the Public Meeting Meet the applicant, review the proposal, ask questions When: Wednesday, May 9, 2018 Time: Come anytime between 4:30-6:00 p.m. Where: Tukwila Community Center, 12424 42nd Avenue South, Tukwila, WA 98168 File #: PL16-0062 Tax Parcel #s: 3348401800;3348401810; 3348401820; 3348401860; 0323049050; Located to the west & behind 10739 and 10831 47th Ave S. Applicant: Mujib Kamawal, Bush, Roed & Hitchings, Inc. Property Owner: James and Sherry Raisbeck Project Description: This application is to change the Comprehensive Plan and Zoning Code land use and zoning designations from low density resi- dential (LDR) and Commercial Light Industrial (CLI) to High Density Residential (HDR) Public Comment Period: Email, mail or deliver them by the deadline of 5:00 p.m. on May 18, 2018 to: Tukwila Department of Community Development; 6300 Southcenter Blvd, Suite 100; Tukwila, WA 98188 The project planner is Moira Bradshaw, Senior Planner moira.bradshaw@tukwilawa.gov or 206 431 3651; You may view the application, request a copy of any decision, comment on the project, discuss with the project planner, and learn your appeal rights by contacting Moira Bradshaw, or by visiting our office, which is listed above. We are open Monday through Friday, 8:30 am to 5:00 pm Moira Bradshaw From: Moira Bradshaw Sent: Thursday, May 24, 2018 10:49 AM To: 'Mujib Kamawal' Subject: RE: Vintage@Tukwila Rezone Thanks Mujib. From: Mujib Kamawal <MujibK@brhinc.com> Sent: Wednesday, May 23, 2018 6:42 PM To: Ryan Patterson <rpatterson@Vintagehousing.com> Cc: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov>; James Raisbeck <jdr@raisbeck.com> Subject: Re: Vintage@Tukwila Rezone Moira, Yes please proceed with dropping parcel E from the application. Thanks Mujib Kamawal BRH Inc On May 23, 2018, at 5:55 PM, Ryan Patterson <rpatterson@Vintagehousing.com> wrote: I am ok with it as well. Sent from my iPhone On May 23, 2018, at 5:41 PM, Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> wrote: James — Thank you for the quick response. I'll give Mujib a call in the morning. Best, Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice From: James Raisbeck <jdr@raisbeck.com> Sent: Wednesday, May 23, 2018 5:05 PM To: Moira Bradshaw <Moira.Bradshaw(ETukwilaWA.gov> Cc: Ryan Patterson <rpatterson@Vintagehousing.com>; Mujib Kamawal <MujibK@brhiinc.cd"m> Subject: Re: Vintage@Tukwila Rezone I'm all for dropping Parcel E from the rezone application and leave it as is. James Sent from my iPhone On May 23, 2018, at 4:55 PM, Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> wrote: James, Mujib and Ryan As I write the report for the City Council, it becomes obvious that there could be confusion about parcel E. The City asked that you expand the rezone application to include Parcel E and delete the small single family lot that fronts on 47 Ave. E. to make the zoning district boundaries more logical and now we are proposing that it not change. In talking with James and Ryan a couple weeks ago, I found out that Vintage has no interest in Parcel E, that James had in the past developed plans to use part of Parcel E for a warehouse/commercial services building, and parcel E has a stream and wetland that makes the south half undevelopable and it is separated from Parcels A-D by a 30 foot wide right of way. For all those reasons, staff is recommending no zoning change for this parcel. If Mujib, the current applicant, responds in writing to this email, we can drop Parcel E from the application and go to the hearing and the Council discussion with a focus on the Vintage@Tukwila parcels A-D. This is an option, give it some thought. If I hear from you by 10 am tomorrow I will be able to make the change. Otherwise, we will proceed as is. Thanks for your consideration. Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice <Exhibit A - MAP with Parcel ID.docx> 2 7 N. Moira Bradshaw From: Ryan Patterson <rpatterson@Vintagehousing.com> Sent: Wednesday, May 23, 2018 5:55 PM To: Moira Bradshaw Cc: James Raisbeck; Mujib Kamawal Subject: Re: Vintage@Tukwila Rezone I am ok with it as well. Sent from my iPhone On May 23, 2018, at 5:41 PM, Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> wrote: James — Thank you for the quick response. I'll give Mujib a call in the morning. Best, Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice From: James Raisbeck <jdr@raisbeck.com> Sent: Wednesday, May 23, 2018 5:05 PM To: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> Cc: Ryan Patterson <rpatterson@Vintagehousing.com>; Mujib Kamawal <MujibK@brhinc.com> Subject: Re: Vintage@Tukwila Rezone I'm all for dropping Parcel E from the rezone application and leave it as is. James Sent from my iPhone On May 23, 2018, at 4:55 PM, Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> wrote: James, Mujib and Ryan As I write the report for the City Council, it becomes obvious that there could be confusion about parcel E. The City asked that you expand the rezone application to include Parcel E and delete the small single family lot that fronts on 47 Ave. E. to make the zoning district boundaries more logical and now we are proposing that it not change. In talking with James and Ryan a couple weeks ago, I found out that Vintage has no interest in Parcel E, that James had in the past developed plans to use part of Parcel E for a warehouse/commercial services building, and parcel E has a stream and wetland that makes the south nalf undevelopable and it is separated from Parcels A-D by a 30 foot wide right of way. For all those reasons, staff is recommending no zoning change for this parcel. If Mujib, the current applicant, responds in writing to this email, we can drop Parcel E from the application and go to the hearing and the Council discussion with a focus on the Vintage@Tukwila parcels A-D. This is an option, give it some thought. If I hear from you by 10 am tomorrow I will be able to make the change. Otherwise, we will proceed as is. Thanks for your consideration. Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice <Exhibit A - MAP with Parcel ID.docx> 2 Moira Bradshaw From: Ryan Patterson <rpatterson@Vintagehousing.com> Sent: Wednesday, May 23, 2018 5:55 PM To: Moira Bradshaw Cc: James Raisbeck; Mujib Kamawal Subject: Re: Vintage@Tukwila Rezone I am ok with it as well. Sent from my iPhone On May 23, 2018, at 5:41 PM, Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> wrote: James — Thank you for the quick response. I'll give Mujib a call in the morning. Best, Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice From: James Raisbeck <jdr@raisbeck.com> Sent: Wednesday, May 23, 2018 5:05 PM To: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> Cc: Ryan Patterson <rpatterson@Vintagehousing.com>; Mujib Kamawal <MujibK@brhinc.com> Subject: Re: Vintage@Tukwila Rezone I'm all for dropping Parcel E from the rezone application and leave it as is. James Sent from my iPhone On May 23, 2018, at 4:55 PM, Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> wrote: James, Mujib and Ryan As I write the report for the City Council, it becomes obvious that there could be confusion about parcel E. The City asked that you expand the rezone application to include Parcel E and delete the small single family lot that fronts on 47 Ave. E. to make the zoning district boundaries more logical and now we are proposing that it not change. In talking with James and Ryan a couple weeks ago, I found out that Vintage has no interest in Parcel E, that James had in the past developed plans to use part of Parcel E for a warehouse/commercial services building, and parcel E has a stream and wetland that makes the southhialf undevelopable and it is separated from'Parcels A-D by a 30 foot wide right of way. For all those reasons, staff is recommending no zoning change for this parcel. If Mujib, the current applicant, responds in writing to this email, we can drop Parcel E from the application and go to the hearing and the Council discussion with a focus on the Vintage@Tukwila parcels A-D. This is an option, give it some thought. If I hear from you by 10 am tomorrow I will be able to make the change. Otherwise, we will proceed as is. Thanks for your consideration. Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice <Exhibit A - MAP with Parcel ID.docx> 2 Moira Bradshaw From: Moira Bradshaw Sent: Wednesday, May 23, 2018 4:55 PM To: 'James Raisbeck'; 'Ryan Patterson'; Mujib Kamawal Subject: Vintage@Tukwila Rezone Attachments: Exhibit A - MAP with Parcel ID.docx James, Mujib and Ryan As I write the report for the City Council, it becomes obvious that there could be confusion about parcel E. The City asked that you expand the rezone application to include Parcel E and delete the small single family lot that fronts on 47 Ave. E. to make the zoning district boundaries more logical and now we are proposing that it not change. In talking with James and Ryan a couple weeks ago, I found out that Vintage has no interest in Parcel E, that James had in the past developed plans to use part of Parcel E for a warehouse/commercial services building, and parcel E has a stream and wetland that makes the south half undevelopable and it is separated from Parcels A-D by a 30 foot wide right of way. For all those reasons, staff is recommending no zoning change for this parcel. If Mujib, the current applicant, responds in writing to this email, we can drop Parcel E from the application and go to the hearing and the Council discussion with a focus on the Vintage@Tukwila parcels A-D. This is an option, give it some thought. If I hear from you by 10 am tomorrow I will be able to make the change. Otherwise, we will proceed as is. Thanks for your consideration. Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice 1 Map Change Site LDR to HDR Parcel E Tax ID 032304-9050 Parcel D Tax ID 334840-1860 LDR Parcel C Tax ID 334840-1820 S`1000#3t LDR EXHIBITA DRY r / 7 � J Moira Bradshaw From: Moira Bradshaw Sent: Wednesday, May 23, 2018 4:06 PM To: 'Ryan Patterson' Subject: RE: Map Change issues Ryan - Rezones are rare and presentations on them even rarer. I don't have an example of a proponents. I would start with who you are, why Tukwila and this neighborhood, and then focus on the decision criteria, which I've listed below. Graphics are better than words, keep the slides to the minimum that you need. 18.84.020 Criteria Each determination granting a rezone and the accompanying Comprehensive Plan map change shall be supported by written findings and conclusions, showing specifically that all of the following conditions exist: 1. The proposed amendment to the Zoning Map is consistent with the goals, objectives, and policies of the Comprehensive Plan; 2. The proposed amendment to the Zoning Map is consistent with the scope and purpose of TMC Title 18,, "Zoning Code," and the description and purpose of the zone classification applied for; 3. There are changed conditions since the previous zoning became effective to warrant the proposed amendment to the Zoning Map; and 4. The proposed amendment to the Zoning Map will be in the interest of furtherance of the public health, safety, comfort, convenience and general welfare, and will not adversely affect the surrounding neighborhood, nor be injurious to other properties in the vicinity in which the subject property is located. Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice From: Ryan Patterson <rpatterson@Vintagehousing.com> Sent: Wednesday, May 23, 2018 3:05 PM To: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> Cc: Mujib Kamawal <MujibK@brhinc.com>; Minnie Dhaliwal<Minnie.Dhaliwal@TukwilaWA.gov>; 1 joseph.mccarthy@stoel.com Subject: Re: Map Change issues Do you have a sample of a presentation that we could review ? Thanks Sent from my iPhone On May 23, 2018, at 2:22 PM, Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> wrote: Ryan — A powerpoint file is typically what we get. You could send it to us electronically and the City Clerk would like it by 10 am on Tuesday May 29 . As you saw, for rezones we require the conditions be recorded at King County within a certain time period — we typically use 30 days but it could be 60 days. I think that since this rezone is to accommodate the Vintage project — you would be the likely candidate, as opposed to the property owner. We ask that you create the document, have the City review the document and then we would return it to you for the recording. Please let me know if this is doable for you so that it can be reflected properly in the draft ordinance. Thanks, Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice From: Ryan Patterson <rpatterson@Vintagehousing.com> Sent: Wednesday, May 23, 2018 9:09 AM To: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> Cc: Mujib Kamawal <MujibK@brhinc.com>; Cyndy Knighton <Cyndy.Knighton@TukwilaWA.gov>; David McPherson<David.McPherson@TukwilaWA.gov>; Minnie Dhaliwal <Minnie.Dhaliwal@TukwilaWA.gov>; Pat Brodin <Pat.Brodin@TukwilaWA.gov>; joseph.mccarthy@stoel.com Subject: Re: Map Change issues Moira Just of follow up on this. What type of slides or materials should we be providing? I would like to provide a comprehensive presentation for review. Thanks Ryan 2 Moira Bradshaw From: Moira Bradshaw Sent: Thursday, May 17, 2018 3:00 PM To: AnnMarie Soto; 'Ann Marie Soto' Cc: Christy O'Flaherty Subject: FW: Upcoming Quasi -Judicial and Legislative Matters Attachments: MEMO - Council - Quasi -Judicial and Legislative Roles.pdf AnnMarie - Christy pointed out that we should resend your memo to the Council a couple weeks before the June 4th Public Hearing on the Vintage@Tukwila rezone. The concern is that the memo doesn't mention the Vintage@Tukwila project name and the Council members may miss the connection between the legislative discussion on the Ryan Hill Neighborhood Study and the quasi-judicial discussion on the Vintage project. What do you think? Could you modify the memo and add Vintage in there so it's clearer for them as to how they differ? I know you reviewed this with us before. But a can see how some clarity for the Council would be helpful. Thanks for your help and sorry about any additional work on this. Moira From: AnnMarie Soto Sent: Friday, March 30, 2018 2:46 PM To: City Council All <CityCouncilAll@TukwilaWA.gov> Cc: Nora Gierloff <Nora.Gierloff@TukwilaWA.gov>; Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov>; Allan Ekberg <Allan.Ekberg@TukwilaWA.gov>; David Cline <David.Cline@TukwilaWA.gov>; Christy O'Flaherty <Christy.OFlaherty@TukwilaWA.gov>; Laurel Humphrey <Laurel.Humphrey@TukwilaWA.gov>; Rachel Turpin <Rachel.Turpin@TukwilaWA.gov> Subject: Upcoming Quasi -Judicial and Legislative Matters Dear City Councilmembers - Please see the attached memo regarding upcoming quasi-judicial and legislative matters. If you have any questions, please do not hesitate to contact me directly, but do not reply all. Thank you. Ann Marie Soto Tukwila Assistant City Attorney 6200 Southcenter Boulevard Tukwila, WA 98188-2544 206-433-1846 (Tukwila Office) 1 425-392-7090 (Issaquah Office) AnnMarie.Soto@TukwilaWA.gov The City of opportunity, the community of choice. 2 l Sent from my iPhone r 1, On May 17, 2018, at 1:19 PM, Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> wrote: Ryan — thanks for your reply — the hearing is still scheduled for June 4 and the meeting starts at 7 p.m. at City Hall in the Council Chambers. You should decide on whether your presentation will include a slide show, the City Clerk needs it the week prior. I'm told the deadline is May 30 at 10 am. Please let me know who will be attending and what you will need. Thanks. Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice From: Ryan Patterson <rpatterson@Vintagehousing.com> Sent: Thursday, May 17, 2018 1:12 PM To: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> Cc: MujibK@brhinc.com; Cyndy Knighton <Cyndy.Knighton@TukwilaWA.gov>; David McPherson<David.McPherson@TukwilaWA.gov>; Minnie Dhaliwal <Minnie.Dhaliwal@TukwilaWA.gov>; Pat Brodin <Pat.Brodin@TukwilaWA.gov>; joseph.mccarthy@stoel.com Subject: Re: Map Change issues Moira Thank you for the email. The conditions below are consistent with what we believe can be accomplished. What do you need from us to move forward? Also what is the timing we are now looking at for the council meeting ? Thanks Ryan Sent from my iPhone On May 16, 2018, at 9:12 AM, Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> wrote: Ryan — I would like to issue the SEPA notice for the map change request and I'd like to know if you agree with the proposed conditions? As 3 Mujib heard'at'the public meeting, Mr. Raisbeck has said that he thinks it would be better to not change the designation of the lot to the north — Parcel E — which leaves it split between LDR and CAI. We can support that modification, in particular because of the ravine that runs east — west through the property and its separation from the other parcels by the 30 foot wide unimproved public right of way. Here is a list of the draft conditions: The Vintage@Tukwila, site is in Tukwila, Washington, and consists of the following King County tax parcels:0323049050, 3348401800; 3348401810; 3348401820; 3348401860. They are contiguous and are located in the Ryan Hill neighborhood; generally bounded by S. Ryan Way, 47th Avenue S, Seattle City Light Transmission line, and Martin Luther King Jr. Way S. The map change is hereby modified to remove tax parcel 0323049050 and the remaining parcels re -designated from Low Density Residential (LDR) to High Density Residential (HDR) subject to the following conditions: 1. 47th Avenue S. between S. Ryan Way and S. 109 Street and S. 109 Street between the site and 47th Avenue S. shall be improved with curbs, gutters, sidewalks, street illumination, and storm water facilities per the City's Infrastructure Design and Construction Standards Manual; prior to receiving a certificate of occupancy for the development of the site; and 2. The sanitary sewer line that serves the development on the site shall be extended to 47th Avenue S. at the time of the development per the City's Infrastructure Design and Construction Standards Manual; 3. On S. Ryan Way, a westbound (WB) left turn pocket and on 47th Avenue S, a northbound (NB) left turn pocket be installed prior to receiving a certificate of occupancy for development of the site; and 4. Within 60 days of passage of this ordinance, the applicant shall record against the site a covenant or other document, approved by the City, requiring compliance with the stated conditions; and 5. The applicant must apply for a development permit for the proposed project within 36 months of the effective date of this ordinance. Failure to record such a covenant, or other approved document, and failure to comply with the conditions shall cause the change to the Zoning Code Map to be null and void, and the subject property shall revert to the zoning immediately preceding passage of this ordinance. Although not required at this time, the City's Transportation Engineer noted that at the time of development, a signal warrant analysis may be required as part of the permit review for the project. Sincerely, Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 4 Moira Bradshaw From: Moira Bradshaw Sent: Tuesday, May 1, 2018 5:15 PM To: 'Ryan Patterson' Subject: RE: Public Meeting May 9 Wednesday Attachments: Half Sheet postcard Notice.pub Yes we are confirmed for May 9th at 4:30 at the TCC. Attached is a copy of the notice. Tomorrow after 2:30, I'm available. Moira From: Ryan Patterson <rpatterson@Vintagehousing.com> Sent: Tuesday, May 1, 2018 4:39 PM To: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> Cc: MujibK@brhinc.com Subject: Re: Public Meeting May 9 Wednesday Moira, I have feedback on your email regarding the conditions. Are you free tomorrow at all? Are we confirmed on the 9th? Thanks Ryan Sent from my iPhone On May 1, 2018, at 4:14 PM, Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> wrote: Ryan — James Raisbeck just called and asked if he should be at the meeting and I said it was important that the applicant be there. Do you know who from your team will be there? When this week can we discuss the conditions;? Here is a link to a City study on residential streets. On page 217 and 218 is information on 47 Avenue S. that might be helpful for you. http://www.tukwilawa.gov/wp-content/uploads/DCD-Transportation- Residential-Streets-Complete-Binder.pdf Kind regards, Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 1 The City of Opportunity, the community of choice 2 r � The City of & ,portunity, the community of choice From: Ryan Patterson <rpatterson@Vintagehousing.com> Sent: Friday, April 20, 2018 2:42 PM To: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> Cc: MujibK@brhinc.com; Cyndy Knighton <Cyndy.Knighton@TukwilaWA.gov>; David McPherson <David.McPherson@TukwilaWA.gov>; Minnie Dhaliwal <Minnie.Dhaliwal@TukwilaWA.gov> Subject: Re: Map Change issues Moira, Thank you for getting back to me. Would it be possible to do May 1st? I am already scheduled to be in town? Otherwise we will make sure someone is there for the meeting. Thanks Ryan Sent from my iPhone On Apr 20, 2018, at 2:31 PM, Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> wrote: Ryan — I'd like to schedule another public meeting because the project has changed slightly from the initial application. The site boundaries changed and include the parcel to the north of S. 108 th right of way, which is in two zoning districts C/LI and LDR, and dropped the lot that fronts on 47th I'm targeting May 2 and would like to know if you or Mujib could attend? It would be in the early evening like last time. Also — the City Transportation Engineer has reviewed the Transpo study and has concerns about the sight distance and future collisions at the intersection of 47th and S. Ryan Way. She has the following comments: 1. The TIA states on page 2 that 47th Avenue S is a two-lane roadway with on -street parking allowed on one side. A 26-foot wide roadway is not sufficiently wide to have a 5 lane in each direction with on -street parking. While 47th Avenue S is 26-feet wide at the northernmost end and informal "on -street" parking does occur on the wider section and on paved or graveled shoulders, stating it is allowed is not accurate. 47th Avenue S also narrows to a 20-ft wide roadway right after the Ryan Way intersection. A more correct description is it's a 20-foot wide roadway with no shoulders which widens slightly near Ryan Way. Further discussion should be held regarding the adequacy of the existing 47th Avenue S to handle the increase in daily volume. This should include whether the pavement is in sufficient condition to support the increased ADT but also whether it would be adversely impacted during construction of the potential development. 2. There is not currently a significant history of collisions at the Ryan Way/47th Avenue S intersection. Under current conditions, the average daily volume on 47th Avenue S is approximately 100 vehicles per day. With the proposed rezone, the ADT could increase to 1,900 vehicles which is a very significant increase in the number of vehicles that could be turning through the intersection. The TIA proposes no changes to this intersection, presumably because sight distance requirements are met. I recommend that a condition of this rezone approval be, at a minimum, a WB left turn pocket on Ryan Way and NB left turn pocket on 47th Avenue S to be installed before any C of 0 be issued to any HDR development. 3. The 19-fold increase in traffic associated with the rezone will affect collision potential of the Ryan Way/47th Ave S intersection but applying a 19-fold increase in collisions as a 1:1 relationship with volumes is not a valid method of predicting safety of an intersection. Recommend the City consider requiring a signal warrant analysis be done concurrent with any future development review 4. The City's Level of Service standard for the Ryan Way/47th Avenue S intersection is LOS E. Current conditions indicate the intersection operates at LOS E and would continue to do so without the proposed rezone. With the rezone, disregarding the TIA's analysis of the potential senior housing project which builds out to only a portion of the maximum allowable density, the intersection falls to LOS F. If a development's impacts, 6 and ; __his case the study of a potential rezone, .not maintain an acceptable level of service, the development must be denied, reduced, or mitigation provided to maintain the City's standards. Mitigation of this intersection as described in my comment above would suffice to maintain the City's LOS standard though it may behoove the City to require the TIA be updated to document this for the rezone file. Per comment 1 above, right of way improvements that include sidewalks to 47 (and S. 109th) will need to be included in the proposal. The City's standard practice at the time of development is to have sewer lines brought to the far property line but in this case, I believe it should be to the right of way, that is 47th or to at least 109th. As a condition of the rezone, the City typically requires that the proposed development has to occur within so many years or the zoning reverts. Lets talk about what is a feasible time frame. Please let me know as soon as possible about the May 2 date. Thank you. Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice 7 T "+1 05-01-18 VINTAGE @ TUKWILA LEGAL DESCRIPTION: PARCEL A: LOT 165, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT PORTIONS CONDEMNED BY THE CITY OF SEATTLE FOR TRANSMISSION LINE PURPOSES IN SUPERIOR COURT CAUSE NO. 469557 AS CONTEMPLATED BY ORDINANCE NO. 82986; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1, BY DEED RECORDED MARCH 07, 1963 UNDER RECORDING NO. 5552941, RECORDS OF KING COUNTY; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5695665; AND EXCEPT THAT PORTION THEREOF IF ANY LYING WITHIN STREET. TAX ACCOUNT NO.: 334840-1800-07 PARCEL B: LOT 166, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF CONVEYED TO STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5552940. TAX ACCOUNT NO.: 334840-1810-05 PARCEL C: LOTS 167 TO 170, INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 597316. TAX ACCOUNT NO.: 334840-1820-03 PARCEL D: LOTS 171 TO 173, INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 601962. TAX ACCOUNT NO.: 334840-1860-04 PARCEL E: ALL THAT PORTION OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 3, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON LYING SOUTH OF A LINE RUNNING NORTH 88°35'13" WEST FROM A POINT ON THIS EAST LINE OF SAID SUBDIVISION THAT IS 332.8 FEET NORTH OF THE SOUTHEAST CORNER THEREOF; EXCEPT THAT PORTION THEREOF CONVEYED FOR ROAD PURPOSES BY DEED RECORDED MAY 28, 1937 UNDER KING COUNTY RECORDING NUMBER 2948524; EXCEPT THAT PORTION THEREOF CONVEYED FOR ROAD PURPOSES BY DEED RECORDED APRIL 01, 1969 UNDER KING COUNTY RECORDING NUMBER 6490423; EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 353825; AND EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 601962. TAX ACCOUNT NO.: 032304-9050-06 LUNING ANALYSIS JURISDICTION OW OF TWOLA LANDSCAPE REAR SETBACK LANDSCAPE SIDE SETBAC 4N FLOOR SIDE SETBACK 9 B. LANDSCAPE 9pE SETBACK ` \ \ TYPE III WATERCOURSE BUFFER (BO) \ \ p \ --41hfLO011F0QN2 SETBACK_ LANDSCAPE FROM \ SETBACK L 11111111111111F1111111111�' PROPOSED 4-STORY SENIOR HOUSING 247 UNITS 1 CATEGORY NI WETLAND PRELIMIN RY SITE PLAN STUDY AIF ,.1 j L I — I 111111111 11111111111 1 72 1' '1 40-12 "1 \ \h -1 " L 1 I I I I I GORY...IINEBLND I BUFFER CATEGORY NIWERAN ZONING CLASSIFICATION OF L01 ZONING CLASSIFICATION OF ADJ. LOTS NORTH SOUTH EAST K^T 18.14 HIXN Zone kW( RES. DENSITY CGMNERCUL REDD AIN LOT W10TH A9n'STPEETSETSAIX iM^N S 0E YAR0 SETBACK f.NN REM SET BACK *41 PAR AYJ. ME,GH' AREA NACRES AREA UNOEVELOPABLE C£1ELOPMLE AREA ALLOWABLE OWABLE DENSITY EC SPACE DES ON REVIEW RE0URED 18.58 OFF STREET PARKING AND LOADING EOURED SENOR HOLENG 247 UNITS -I247-15.'5-'5- 'PROVIDED CN SITE PARK NG PER DJ CURRENT: LBR S CU-NEEDS REZONE TO NOR CU HOR 22 NCNE 20 vAR:ES JAF'E5 VAP:ES NOR Senile 60 NUDE 20 VARIES NERVES VAR:ES 1C90 10,E6 0 00 0.00 11 242 650 400 SF 100SF YES 13' RECAPPED 193 0.7E YES 18 14 OTO FOR STEPPED SETBACKS PER DW'I=11NG UNIT — — — ACCESS FROM CURRENTLY UNDEVELOPED SOUTH109TH STREET S 109TISTREET '1 .11,'1.'1-.',',"I,' I li''I d j I '. I/ 1' F 1'.. L ' 1rr�° ,r...., 1',' i':: II -- ii---- ! 1.I1I.'.'.'.'1',,,� llll':':' , 1. r .11 , 11 f '1I I1 „I,) 1:11I''. / ) , //./ 1t .J. --r F--I _ -- l ; / l.'.%' ' 4'__I r, / i + d ] /;);;;• . +.]: I I I I I — —I— _ I -� I 1 46 MARTIN L KING JR. WAY 5 KEY PLAN SCALE NONE ;uawdo1ene0 IIunwwo3 110Z 8 T lflf 141 Lea REVISIONS DESCRIPTION DATE a PROJ.N DRAWN: CHECKED: DATE: A1.1 PRELIMINARY SITE PLAN STUDY v Moira Bradshaw From: Sent: To: Cc: Subject: Attachments: Mujib Kamawal <MujibK@brhinc.com> Tuesday, May 1, 2018 5:17 PM Moira Bradshaw Ryan Patterson RE: Legal Description 2016219-00 Legais 2018-05-01.docx Moira, Please see attached for our updated legal description. Thanks, Mujib Kamawal, PE Engineering Project Manager/Associate Bush, Roed & Hitchings, Inc. 2009 Minor Avenue East Seattle, WA 98102 P: (206) 323-4144 F: (206) 323-7135 E: mujibkbrhinc.com s' e :;eosite. www.brhinc.com From: Moira Bradshaw [mailto:Moira.Bradshaw@TukwilaWA.gov] Sent: Tuesday, May 01, 2018 8:04 AM To: Mujib Kamawal <MujibK@brhinc.com> Cc: Ryan Patterson <rpatterson@Vintagehousing.com> Subject: Legal Description Mujib - The draft ordinance needs a legal description of the parcels. The legal descrption submitted in March 2017 is for five parcels but one of the parcels has changed. Can you provide an updated sheet of the legal descriptions? Thank you. Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206-431-3651 The City of Opportunity, the community of choice 1 City of T kwila Department of Community Development - Jack Pace, Director Alan Ekberg, Mayor Affidavit of Distribution Project Name: VINTAGE AT TUKWILA Project Number: PL16-0062 Associated File Number(s): E17-0002, L16-0083 Date Mailed: 4/26/18 Mailing requested by: MOIRA BRADSHAW Mailer's signature: ❑ Board of Adjustment Agenda Packet ❑ Notice of Application for ❑ Board of Appeals Agenda Packet ❑ Determination of Non -Significance ❑ Determination of Significance & Scoping Notice ❑ Mitigated Determination of Non - Significance ❑ Notice of Action ❑ Notice of Application Parties of Record: SEE ATTACHED Shoreline Mgmt Permit ❑ Notice of Decision O Notice of Public Hearing O Notice of Public Meeting ❑ Official Notice ❑ Other: ❑ Shoreline Mgmt Permit ❑ Short Subdivision Agenda i City of Tukwila Notice Of Public Meeting and Public Hearing SEPA and Comprehensive Plan and Zoning Map change from Low Density Residential (LDR) and Commercial Light Industrial (C/LI) -goeing A`ci ss Road File #: PL16-0062 Tax Parcel #s: 3348401800;3348401810; 3348401820; 3348401860; • 0323049050; Located to the west & behind 10739 and 10831 47th Ave S. Applicant: Mujib Kamawal, Bush, Roed & Hitchings, Inc. Property Owner: James and Sherry Raisbeck Project Description: This application is to change the Comprehensive Plan and Zoning Code land use and zoning designations from low density resi- dential (LDR) and Commercial Light Industrial (CLI) to High Density Residential (HDR) Questions ? Come to the Public Meeting Meet the applicant, review the proposal, ask questions When: Wednesday, May 9, 2018 Time: Come anytime between 4:30-6:00 p.m. Where: Tukwila Community Center, 12424 42nd Avenue South, Tukwila, WA 98168 Public Comment Period: Email, mail or deliver them by the deadline of 5:00 p.m. on May 18, 2018 to: Tukwila Department of Community Development; 6300 Southcenter Blvd, Suite 100; Tukwila, WA 98188 The project planner is Moira Bradshaw, Senior Planner moira.bradshaw@tukwilawa.gov or 206 431 3651; You may view the application, request a copy of any decision, comment on the project, discuss with the project planner, and learn your appeal rights by contacting Moira Bradshaw, or by visiting our office, which is listed above. We are open Monday through Friday, 8:30 am to 5:00 pm City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 City Council Public Hearing Give testimony to the decision makers on the project on reverse side. When: Monday, June 4, 2018 Time: 7 p.m. Where: Tukwila City Hall, Council Chambers: 6200 Southcenter BL, Tukwila, WA 98188 You are receiving this notice because you are a property owner or tenant within 500ft of this project AGENCY LABELS ,\ ❑ Clerk Office — Ana Le PUBLIC HEARINGS/MEETINGS need to go to Ana to include in Digital Records Center ❑ US Corps of Engineers O Federal HWY Admin O Federal Transit Admin, Region 10 0 Dept of Fish & Wildlife Section 1 FEDERAL AGENCIES ❑ US Environmental Protection Agency (E.P.A.) O US Dept of HUD ❑ National Marine Fisheries Service Section 2 WASHINGTON STATE AGENCIES 0 Office of Archaeology 0 Dept of Social & Health Services ❑ Transportation Department (WSDOT NW) ❑ Dept of Ecology NW Regional Office, Shoreland Div. ❑ Dept of Natural Resources SHORELINE NOD REQUIRES RETURN RECEIPT ❑ Office of the Governor ® Dept of Ecology, SEPA **Send Electronically ❑ WA State Department of Commerce (formerly Community Dev) 0 Office of Attorney General ❑ WA Fisheries & Wildlife, MillCreek Office 0 Office of Hearing Examiner ❑ WA Fisheries & Wildlife, Larry Fisher, 1775 12th Ave NW Ste 201, Issaquah WA 98027 ❑ KC Boundary Review Board ❑ Fire District # 11 ❑ Fire District # 2 ❑ KC Wastewater Treatment Div O KC Dept of Parks & Recreation ❑ KC Assessor's Office ❑ KC Watershed Coordination WRIA 9 Section 3 KING COUNTY AGENCIES ® Health Department ❑ Port of Seattle ® KC Dev & Environmental Services-SEPA Info Center ❑ KC Metro Transit Div-SEPA Official, Environmental Planning O KC Dept of Natural Resources ❑ KC Dept of Natural Resources, Andy Levesque ❑ KC Public Library System ❑ Foster Library ❑ Renton Library ❑ Kent Library ® Seattle Library Section 4 SCHOOLS/LIBRARIES 0 Westfield Mall Library ❑ Tukwila School District ❑ Highline School District ® Seattle School District ❑ Renton School District ® Century Link ® Seattle City Light O Puget Sound Energy ® Highline Water District ® Seattle Planning &Dev/Water Dept Comcast Section 5 UTILITIES ❑ BP Olympic Pipeline ® Val-Vue Sewer District ® Water District # 20 ® Water District # 125 ❑ City of Renton Public Works ❑ Bryn Mawr-Lakeridge Sewer/Water Dist ❑ Seattle Public Utilities ❑ Waste Management ❑ Cascade Water Alliance ❑ Tukwila City Departments ❑ Public Works O Police O Planning ❑ Parks & Rec ❑ Fire ❑ Finance ❑ Building 0 Mayor ❑ City Clerk (PUBLIC HEARINGS/MEETINGS) Section 6 CITY AGENCIES O Kent Planning Dept ['Renton Planning Dept 0 City of SeaTac ❑ City of Burien 0 City of Seattle O Strategic Planning *Notice of alll Seattle Related Projects Section 7 OTHER * send notice of all applications on Green/Duwamish River ❑ Duwamish River Clean Up Coalition * ❑ Muckleshoot Indian Tribe * ❑ Cultural Resources O Fisheries Program O Wildlife Program ❑ Duwamish Indian Tribe * ❑ People for Puget Sound * ** LOCAL AGENCIES ❑ Puget Sound Clean Air Agency ❑ Sound Transit/SEPA ❑ Puget Sound Regional Council ❑ Washington Environmental Council ❑ Futurewise 0 Puget SoundKeeper 0 SW KC Chamber of Commerce ❑ Tukwila Historical Society** send notices for all Tukwila projects which require public notice — via email to: tukwilahistsociety@tukwilahistory.org and rcwieser@comcast.net ❑ Seattle Times Section 8 MEDIA ❑ Highline Times ❑ South County Journal 0 City of Tukwila Website Parties of Record / Additional Contacts • Write in here. 01 0 01 0) 0' 0 w w 0' m 0) 0 0) 0 0) a a a Q Q a a a a Q Q a a a a a a a Q Q a a a a a a Q a a 0 0 0 0 0 0 a Q a Q 0 0 0 0 0 0 0 0 0 Q a Q Q Q Q Z Z z z Z z z Z Z Z Z Z z Z Z z Z Z z z z 2 Z z Z Z z z Z Z Z Z z z Z Z Z z z z z z z z Z z Z Z Z Z Z Z z Z W W W W W W > > > > > > 222222222 W W W W W W W W W > > > > > > > > > a a a a a Q a Z a a a a Q Q Q a a a a Q Q a a Q a a a Q Q G G G G G G a a a a G G G G G G G G G a a a a a a z z Z Z Z Z Z z Z Z Z z Z z Z z z Z Z Z z z Z z Z Z Z z Z a a Q a a a Z Z Z z a a a a a a a a a Z Z Z z z z ADDR-02293 01 0 00 1n 01 01 10 CD 99 0 0 0 0 0 0 Q Q ADDR-02274 0401 N w N N N N 00 0 0 00 00 a a III tn VI VI tol ADDR-06970 MN In M MM 10 t0 00 0o0 00 00 a a ADDR-06938 0 0 00 m 01 01 W W 99 00 0 0 0 0 Q Q ADDR-06931 N a M M MM CO CD 9 0 00 0 0 0 0 0 a a c c c c c c c c c c c c c c H O O O O O O N N 0 0 0 0 0 O O O O '" '" '^ N a 0. 0. a '^ '^ a a a a a a a N a c c c c c c c d f01 d 1 0) O) 0) 0 0) 0 1 a f00 0 01 0 0 0' 0' 01 0 0) 0) h H ,4Hvv.0v-av ,,, snvvvv-0-0v-0-0 vvvv-0v vv-avvv-avv 0) 0) 0) 0' 0) 0) 0' 0) 0) 0) 01 0) 0) 0) 0) 0' 0) 0) 0 4141 0) 0) 0) 0 L N W `' -0 'O 'O -0 "0 t `l `) v '6 V L "0 -0 -0 -0 -0 "0 O) 0 0 0' 0) O) fa ns v va '0 -0 Qla < < a'o ~Q < -0 aY -0 -0toaa fa-v0ovv YQ a a QF a am Q a Qas0aa.aaaaa0.0a00.a.a...0a1v fa r ra r0 r r rfo ra r r r r0 r ro r0 r ro r r r r ro r0 aQaaQQQaaaaQQQaa, arr v-0'o -oaaYYY Y Q a a aYYYYYYYYF ra ar r aY r0-o9 QQaa aY YYY YYYFFHHFyYYHFFFHHHYYYYYYYL.,L.,YYYL.,L.,YYL.,Y YYYYYYY Y 0 CO CO N 00 0 .H CO 01 CO CO 0003 CO 010 IN 00 N CO CO CO CO CO 00 CO 00 00 00 00 CO CO CO 00 CO CO 00 CO 00 CO CO 0000 CO CO CO CO CO CO CO .1 CO CO N N IN N ill 00 IN N IN IN N 1N N .H N 001 1n MN N N N N eH N IN N N N n IN N IN N N N IN IN IN N N N r r N N N N IN N 0 IN .H 01 O -) H O .H N O .H - 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Applicant: Mujib Kamawal, Bush, Roed & Hitchings, Inc. Property Owner: James and Sherry Raisbeck Project Description: This application is to change the Comprehensive Plan and Zoning Code land use and zoning designations from low density resi- dential (LDR) and Commercial Light Industrial (CLI) to High Density Residential (HDR) Questions ? Come to the Public Meeting Meet the applicant, review the proposal, ask questions When: Wednesday, May 9, 2018 Time: Come anytime between 4:30 6:00 p.m. Where: Tukwila Community Center 12424 42nd Avenue South Tukwila, WA 98168 Public Comment Period: Email, mail or deliver them by the deadline of 5:00 p.m. on May 18, 2018 to: The project planner: Moira Bradshaw - moira.bradshaw@tukwilawa.gov; 206 431 3651; or to: Tukwila Department of Community Development; 6300 Southcenter Blvd, Suite 100; Tukwila, WA 98188 You may view the application, request a copy of any decision, comment on the project, discuss with the project planner, and learn your appeal rights by contacting Moira Bradshaw, or by visiting our office, which is listed above. We are open Monday through Friday, 8:30 am to 5:00 pm City of Tukwila Notice Of Public Meeting and Public Hearing SEPA and Comprehensive Plan and Zoning Map change from Low Density Residential (LDR) and Commercial Light Industrial (C/LI) to High Density Residential (HDR) File #: PL16-0062 Tax Parcel #s: 3348401800;3348401810; 3348401820; 3348401860; 0323049050; Located to the west and behind 10739 and 10831 47th Avenue S. Applicant: Mujib Kamawal, Bush, Roed & Hitchings, Inc. Property Owner: James and Sherry Raisbeck Project Description: This application is to change the Comprehensive Plan and Zoning Code land use and zoning designations from low density resi- dential (LDR) and Commercial Light Industrial (CLI) to High Density Residential (HDR) Questions ? Come to the Public Meeting Meet the applicant, review the proposal, ask questions When: Wednesday, May 9, 2018 Time: Come anytime between 4:30-6:00 p.m. Where: Tukwila Community Center 12424 42nd Avenue South Tukwila, WA 98168 Public. Comment Period: Email, mail or deliver them by the deadline of 5:00 p,m. on May 18, 2018 to: The project planner: Moira Bradshaw - moira.bradshaw@tukwilawa.gov; 206 431 3651; or to: Tukwila Department of Community Development; 6300 Southcenter Blvd, Suite 100; Tukwila, WA 98188 You may view the application, request a copy of any decision, comment on the project, discuss with the project planner, and learn your appeal rights by contacting Moira Bradshaw, or by visiting our office, which is listed above. We are open Monday through Friday, 8:30 am to 5:00 pm City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 City Council Public Hearing Give testimony to the decision makers on the project on re- verse side. When: Monday, June 4, 2018 Time: 7 p.m. Where: Tukwila City Hall, Council Chambers 6200 Southcenter BL Tukwila, WA 98188 You are receiving this notice because you are a property owner or tenant within 500ft of this project City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 City Council Public Hearing Give testimony to the decision makers on the project on re- verse side. When: Monday, June 4, 2018 Time: 7 p.m. Where: Tukwila City Hall, Council Chambers \\,,,,,,..„.._ 6200 Southcenter BL Tukwila, WA 98188 You are receiving this notice because you are a property owner or tenant within 500ft of this project CITY OF TUKWILA NOTICE OF PUBLIC METING AND PUBLIC HEARING PROJECT INFORMATION Mujib Kamawal of Bush Roed & Hitchings, has applied for a change to the Comprehensive Plan Land Use and the Zoning maps. The request is to change the designation of five parcels, totaling approximately 14.78 acres from Low Density Residential (LDR) and Commercial Light Industrial (C/LI to High Density Residential (HDR) Approvals applied for include: L16-0083 Comprehensive Plan Land Use and Zoning Code Map Change; E17-0002 SEPA Decision Other known required permits include: None at this time Studies required with the applications include: SEPA environmental checklist; Stream and Wetland Sensitive Areas Report; Preliminary Geotechnical Engineering Study for a Proposed Senior Housing facility; Traffic Analysis FILES AVAILABLE FOR PUBLIC REVIEW The application is available for review at the City of Tukwila, Department of Community Development (DCD), located at 6300 Southcenter Blvd #100 from 8:30 — 5:00, M-F. OPPORTUNITY FOR PUBLIC COMMENT Your written comments on the project are requested. Send written comments to: Moira Bradshaw, Senior Planner Moira. Bradshaw(c�tukwilawa.gov; or to DCD, 6300 Southcenter BL, Suite 100; Tukwila, WA 98188 Comments must be delivered to DCD or the project planner at one of the addresses above or postmarked no later than 5:00 P.M. May 18, 2018. Attend a Public Meetin • Ask questions, meet the applicant and discuss the project: Wednesday May 9, 2018 from 4:30 - 6 p.m. Tukwila Community Center; 12424 42 Avenue S. Tukwila, WA 98168 Attend the Public Hearin • The City Council. who are the final decision makers, would like your comments: Monday, June 4, 2018 at 7 p.m. Tukwila City Council Chambers 6200 Southcenter Boulevard Tukwila, WA 98188 APPEALS You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431-3670. For further information on this proposal, contact Moira Bradshaw at (206) 431-3651, Moira.bradshaw@tukwilawa.gov or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: December 30, 2016 Notice of Completeness Issued: April 6, 2017 Notice of Application Issued: April 19, 2017 Notice of Application reissued: April 26, 2018 CITY OF TUKWILA NOTICE OF APPLICATION April 19, 2017 PROJECT INFORMATION Chris Olson, of nystrom+olson architects, has applied for a change to the Comprehensive Plan Land Use and the Zoning Code maps. The request is to change the designation of five parcels, totaling approximately 10.5 acres from Low Density Residential (LDR) to High Density Residential (HDR) Approvals applied for include: L16-0083 Comprehensive Plan Land Use and Zoning Code Map Change; E17-0002 SEPA Decision Other known required permits include: None at this time Studies required with the applications include: SEPA environmental checklist; Stream and Wetland Sensitive Areas Report; Preliminary Geotechnical Engineering Study for a Proposed Senior Housing facility. FILES AVAILABLE FOR PUBLIC REVIEW The application is available for review at the City of Tukwila, Department of Community Development (DCD), located at 6300 Southcenter Blvd #100 from 8:30 - 5:00, M-F. OPPORTUNITY FOR PUBLIC COMMENT Your written comments on the project are requested. Attend a public meeting- meet the applicant and discuss the project: The open house will be at: Foster Conference Room, City of Tukwila Office of Community Development Department; Suite 100; 6300 Southcenter BL.; Tukwila, WA 98188 Tuesday May 2, 2017 4-6 p.m. Send written comments to: Moira.Bradshaw0tukwilawa.gov; Comments must be delivered to DCD at the address above or postmarked no later than 5:00 P.M. May 11, 2017. APPEALS You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431-3670. For further information on this proposal, contact Moira Carr Bradshaw at (206) 431-3651, Moira.bradshaw@tukwilawa.gov or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: Notice of Completeness Issued: Notice of Application Issued: December 30, 2016 April 6, 2017 April 19, 2017 W:\@SHAREPOINT FOLDER RESTRUCTURE\Long Range Planning\Comprehensive Plan\Annual Comp Plan Amendments\2016 Docket\Vintage Tukwila\Notice of application.doc 5. Amendment. This Covenant may only be amended by a written instrument approved by the City and recorded in the official records of King County, Washington. 6. Counterparts. This instrument may be executed in any number of counterparts, each of which shall be an original, but all of which shall constitute one and the same instrument. [Signatures on Following Pages] 97809157.3 0078096-00055 3 IN WITNESS WHEREOF, Owner has executed this Development Covenant as of the first date set forth above. James D. Raisbeck, Co -Trustee of the James D. and Sherry Raisbeck Foundation Trust Agreement dated December 31, 1998 STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) This record was acknowledged before me on by James D. Raisbeck as the Co -Trustee of the James D. and Sherry Raisbeck Foundation Trust Agreement dated December 31, 1998. DATED: (Print Name) Notary Public for the State of Washington My commission expires: 97809157.3 0078096-00055 IN WITNESS WHEREOF, Owner has executed this Development Covenant as of the first date set forth above. Sherry Raisbeck, Co -Trustee of the James D. and Sherry Raisbeck Foundation Trust Agreement dated December 31, 1998 STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) This record was acknowledged before me on by Sherry Raisbeck as the Co -Trustee of the James D. and Sherry Raisbeck Foundation Trust Agreement dated December 31, 1998. DATED: (Print Name) Notary Public for the State of Washington My commission expires: 97809157.3 0078096-00055 IN WITNESS WHEREOF, Owner has executed this Development Covenant as of the first date set forth above. Bill Grinstein, Co -Trustee of the James D. and Sherry Raisbeck Foundation Trust Agreement dated December 31, 1998 STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) This record was acknowledged before me on by Bill Grinstein as the Co -Trustee of the James D. and Sherry Raisbeck Foundation Trust Agreement dated December 31, 1998. DATED: (Print Name) Notary Public for the State of Washington My commission expires: 97809157.3 0078096-00055 IN WITNESS WHEREOF, Developer has executed this Development Covenant as of the first date set forth above. VINTAGE HOUSING DEVELOPMENT INC. a Nevada corporation By: Name: Its: A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. STATE OF CALIFORNIA )ss. COUNTY OF ORANGE On August , 2018, before me, , a Notary Public, personally appeared Michael K. Gancar who proved to me on the basis of satisfactory evidence to be the person whose name is subscribed to the within instrument and acknowledged to me that he/she executed the same in his/her authorized capacity, and that by his/her signature on the instrument the person, or the entity upon behalf of which the person acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Notary Public in and for said County and State 97809157.3 0078096-00055 IN WITNESS WHEREOF, the City has executed this Development Covenant as of the first date set forth above to acknowledge its approval of the instrument. APPROVED AS TO FORM ONLY (CITY): By: Name: Its: 97809157.3 0078096-00055 EXHIBIT A to DEVELOPMENT COVENANT Legal Description of Property [To Be Confirmed] PARCEL A: LOT 165, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT PORTIONS CONDEMNED BY THE CITY OF SEATTLE FOR TRANSMISSION LINE PURPOSES IN SUPERIOR COURT CAUSE NO. 469557 AS CONTEMPLATED BY ORDINANCE NO. 82986; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1, BY DEED RECORDED MARCH 07, 1963 UNDER RECORDING NO. 5552941, RECORDS OF KING COUNTY; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5695665; AND EXCEPT THAT PORTION THEREOF IF ANY LYING WITHIN STREET. PARCEL B: LOT 166, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF CONVEYED TO STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5552940. PARCEL C: LOTS 167 TO 170, INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; 97809157.3 0078096-00055 A-1 EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 597316. PARCEL D: LOTS 171 TO 173, INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 601962. 97809157.3 0078096-00055 A-2 Moira Bradshaw From: Moira Bradshaw Sent: Tuesday, April 24, 2018 2:53 PM To: 'FASTSIGNS 157' Cc: 'MujibK@brhinc.com'; 'Ryan Patterson' Subject: Vintage@Tukwila Attachments: Revised location for public notice sign - vintage tukwila.docx Hi Fast Signs — I went to a site to post and the sign that had been installed a little over a year ago by Fast Signs is no longer standing the two 4x4 had been busted. The sign is leaning against a fence on the property. Because of the site of the application has changed there should be two signs because the site touches two frontage: S. Ryan Way and 47 Avenue S. See attached map of aerial showing locations In addition the sign needs to be revised because the parcels, applicant, and total size have changed. Project Name: Vintage@Tukwila File Number: PL16-0062 Permit Action: Comprehensive Plan and Zoning Code Map Change from Commercial Light Industrial (CLI) and Low Density Residential (LDR) to High Density Residential (HDR) for 14.78 acres. Please let me know how soon this can be accomplished — I was ready to post when I found the damage. Thank you. Kind Regards, Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice i Moira Bradshaw From: Cyndy Knighton Sent: Wednesday, April 18, 2018 12:30 PM To: Moira Bradshaw; David McPherson Subject: RE: Vintage at Tukwila - TIA Moira and Dave, I have reviewed the traffic impact analysis for the proposed rezone for the parcels on 47th Avenue S/Ryan Way and have the following comments. 1. The TIA states on page 2 that 47th Avenue S is a two-lane roadway with on -street parking allowed on one side. A 26-foot wide roadway is not sufficiently wide to have a lane in each direction with on -street parking. While 47th Avenue S is 26- feet wide at the northernmost end and informal "on -street" parking does occur on the wider section and on paved or graveled shoulders, stating it is allowed is not accurate. 47th Avenue S also narrows to a 20-ft wide roadway right after the Ryan Way intersection. A more correct description is it's a 20-foot wide roadway with no shoulders which widens slightly near Ryan Way. 2. There is not currently a significant history of collisions at the Ryan Way/47th Avenue S intersection. Under current conditions, the average daily volume on 47th Avenue S is approximately 100 vehicles per day. With the proposed rezone, the ADT could increase to 1,900 vehicles which is a very significant increase in the number of vehicles that could be turning through the intersection. The TIA proposes no changes to this intersection, presumably because sight distance requirements are met. I recommend that a condition of this rezone approval that at a minimum, a WB left turn pocket on Ryan Way and NB left turn pocket on 47th Avenue S be required to be installed before any C of 0 be issued to any HDR development. I would also suggest that the City consider requiring a signal warrant analysis be done concurrent with any future development review or as a study to be required at a date certain after development is in place. If warranted, then require the developer to install a signal as a permit condition whether concurrent with development or within a 1-3 year period after. The 19-fold increase in traffic associated with the rezone will affect collision potential of the Ryan Way/47th Ave S intersection but applying a 19-fold increase in collisions as a 1:1 relationship with volumes is not a valid method of predicting safety of an intersection. 3. The City's Level of Service standard for the Ryan Way/47th Avenue S intersection is LOS E. Current conditions indicate the intersection operates at LOS E and would continue to do so without the proposed rezone. With the rezone, disregarding the TIA's analysis cif the potential senior housing project which builds out to only a portion of the maximum allowable density, the intersection 1 falls to LOS F. If a development's impacts, and in this case the study of a potential rezone, cannot maintain an acceptable level of service, the development must be denied, reduced, or mitigation provided to maintain the City's standards. Mitigation of this intersection as described in my comment above would suffice to maintain the City's LOS standard though it may behoove the City to require the TIA be updated to document this for the rezone file. 4. Further discussion should be held regarding the adequacy of the existing 47th Avenue S to handle the increase in daily volume. This should include whether the pavement is in sufficient condition to support the increased ADT but also whether it would be adversely impacted during construction of the potential development. I don't know if this would need to be addressed as part of the rezone or would be tied into a specific development approval process. I understand this may be complicated due to the fact that the parcels potentially being rezone do not currently have any frontage onto 47th Avenue S. This would be best suited to a discussion with the City Attorney's office to understand what legal rights the City may have in requiring improvements to a non -frontage road. I hope you find these comments to your satisfaction as you move through the rezone process. Cyndy From: Moira Bradshaw Sent: Tuesday, April 17, 2018 9:21 AM To: Cyndy Knighton <Cyndy.Knighton@TukwilaWA.gov> Subject: FW: Vintage at Tukwila - TIA Hi Cyndy — I need to know when PW will be able to finalize their review and potential conditions for the rezone. Working back from a May 21 hearing date means that a consensus needs to be reached by April 25 that that hearing date can be met. Let me know what your timeline is. Thanks. Moira From: Kassi Leingang<kassi.leingang@transpogroup.com> Sent: Monday, April 16, 2018 9:06 AM To: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov>; Cyndy Knighton <Cyndy.Knighton@TukwilaWA.gov> Cc: Ryan Patterson<rpatterson@Vintagehousing.com>; Mike Swenson<mike.swenson@transpogroup.com>; MujibK@brhinc.com Subject: Vintage at Tukwila - TIA Hi Moira and Cyndy, The traffic study for the rezone associated with the Vintage at Tukwila development is attached. Please let us know if you have any questions or comments. 2 Moira Bradshaw From: Chad Atwater <atwater.c@live.com> Sent: Tuesday, April 18, 2017 7:25 PM To: 157@fastsigns.com; cdominguez@vintagehousing.com; Moira Bradshaw Subject: Vintage Tukwila land use #6407Ei Attachments: 20170418_183446 j pg Moira Bradshaw From: Moira Bradshaw Sent: Wednesday, April 12, 2017 6:02 PM To: FASTSIGNS 157 Subject: Vintage at Tukwila Attachments: location for public notice sign - vintage tukwila.docx Dear all, - you should have received payment for this project. Please let me know when you can have this installed. Thank you. Project Name: Vintage at Tukwila Type of Action: SEPA and Comprehensive Plan Map Amendment and Zoning Map change from Low Density Residential (LDR) to High Density Residential (HDR) File Number: PL16-062 Applicant: Chris Olson, nystrom+olson architects Site Address : 10.6 acres of undeveloped land located to the west and behind 10739 and 10831 47th Avenue S. Tax parcels: 6874200530; 3348401800;3348401810; 3348401820; 3348401860; Moira Carr Bradshaw Senior Planner Community Development Department Tukwila, WA 98188 (206) 431 3651 www.tukwilawa.gov The City of opportunity, the community of choice 1 e'itti of J uI wiea Department Of Community Development AFFIDAVIT OF DISTRIBUTION I, Jaclyn Adams , HEREBY DECLARE THAT: X Notice of Application Notice of Decision Notice of Public Hearing Notice of Public Meeting Determination of Non- Significance Mitigated Determination of Non - Significance Determination of Significance & Scoping Notice Short Subdivision Agenda Notice of Application for Shoreline Mgmt Permit Shoreline Mgmt Permit Board of Appeals Agenda Packet Board of Adjustment Agenda Packet Official Notice Notice of Action Other: Was emailed to each of the addresses listed/attached on this 19th day of April , 2017 Project Name: VINTAGE AT TUKWILA Project Number: E17-0002 Associated File Number (s): PL16-0062 & L16-0083 Mailing requested by: MOIRA BRADSHAW Mailer's signature: /rc4�---- L -� C:\USERS\JACLYN-AWPPDATA\LOCAL\NIICROSOFT\WIINDOWS\TEMPORARY INTERNET FILES\CONTENT.MSO\650036E6.DOCX 11 AGENCY LABELS Li ( ) City Clerk Office — Ana Le PUBLIC HEARINGS/MEETINGS need to go to Ana to include in Digital Records Center IKUS Corps of Engineers Federal HWY Admin ( ) Federal Transit Admin, Region 10 ( ) Dept of Fish & Wildlife Section 1 FEDERAL AGENCIES ( ) US Environmental Protection Agency (E.P.A.) ( )US Dept of HUD ( ) National Marine Fisheries Service Section 2 WASHINGTON STATE AGENCIES ( ) Office of Archaeology ( ) Dept of Social & Health Services Transportation Department (WSDOT NW) ( ) Dept of Ecology NW Regional Office, Shoreland Div. ( ) Dept of Natural Resources SHORELINE NOD REQUIRES RETURN RECEIPT ( ) Office of the Governor 1SerDept of Ecology, SEPA **Send Electronically ( ) WA State Department of Commerce (formerly Community Dev) ( ) Office of Attorney General WA Fisheries & Wildlife, MillCreek Office ( ) Office of Hearing Examiner WA Fisheries & Wildlife, Larry Fisher, 1775 12th Ave NW Ste 201, Issaquah WA 98027 Section 3 KING COUNTY AGENCIES ( ) KC Boundary Review Board ( ) Health Department ( ) Fire District # 11 ( ) Port of Seattle ( ) Fire District # 2C Dev & Environmental Services-SEPA Info Center 4KC Wastewater Treatment Div >JKC Metro Transit Div-SEPA Official, Environmental Planning ( ) KC Dept of Parks & Recreation ( ) KC Dept of Natural Resources 'RC Assessor's Office ( ) KC Watershed Coordination WRIA 9 ( ) KC Dept of Natural Resources, Andy Levesque Section 4 SCHOOLS/LIBRARIES ( ) KC Public Library System ( ) Westfield Mall Library Library ( ) Renton Library ( ) Tukwila School District ( ) Highline School District ( ) Kent Library ( ) Seattle School District ( ) Seattle Library ( ) Renton School District ,Ntentury Link eattle City Light ) Puget Sound Energy ( ) Highline Water District ( Seattle Planning &Dev/Water Dept Comcast Section 5 UTILITIES ( ) BP Olympic Pipeline ( ) Seattle Public Utilities ( ) Val-Vue Sewer District ( ) Water District # 20 ( ) Water District # 125 ( ) City of Renton Public Works ( ) Bryn Mawr-Lakeridge Sewer/Water Dist ( ) Waste Management ( ) Cascade Water Alliance ( ) Tukwila City Departments ( ) Public Works ( ) Fire ( ) Police ( ) Finance ( ) Planning ( ) Building ( ) Parks & Rec ( ) Mayor ( ) City Clerk (PUBLIC HEARINGS/MEETINGS) Section 6 CITY AGENCIES ( ) Kent Planning Dept ( ) Renton Planning Dept ( ) City of SeaTac ( ) City of Burien ( ) City of Seattle ( ) Strategic Planning *Notice of all Seattle Related Projects Section 7 OTHER * send notice of all applications on Green/Duwamish River ( ) Duwamish River Clean Up Coalition * ( ) Muckleshoot Indian Tribe * ( ) Cultural Resources ( ) Fisheries Program ( ) Wildlife Program ( ) Duwamish Indian Tribe * ( ) People for Puget Sound * LOCAL AGENCIES ( ) Puget Sound Clean Air Agency ( ) Sound Transit/SEPA Puget Sound Regional Council ( ) Washington Environmental Council ( ) Futurewise ( ) Puget SoundKeeper SW KC Chamber of Commerce • ** send notices for all Tukwila irojects which require public notice — via email to: tukwilahistsociety(atukwilahistory.orq and rcwieseri comcast.net ( ) Seattle Times ( ) Highline Times Section 8 MEDIA ( ) South County Journal W:\\Planning\Development Review Manual\LU Application Review Process\Public Notice Procedures\Mailing\Agency Checklist ( ) City of Tukwila tie (.0- Public Notice Mailings For Permits / SEPA MAILINGS (Comment period starts on date of mailing) Notice of Application mailed to: Department of Ecology (send checklist with Notice of Application), applicant, other agencies as necessary, property owners and tenants within 500 feet. It is also posted on site. KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand. Tribes — For any application on the Green/Duwamish River, send the checklist and a full set of plans with the Notice of Application SEPA Determination mailed to Dept. of Ecology Environmental Review Section *Applicant *Other agencies as necessary (checked off on attached list) *Any parties of record * send only the staff report, site plan and the SEPA Determination Send These Documents to DOE at the time of SEPA determination: SEPA Determination Staff report SEPA Checklist (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to applicant, property owners and residents within 500 feet of subject property, agencies with jurisdiction. Comments are due 30 days after the notice of application is mailed/posted. The Notice of Application for a Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the Notice of Application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. Notice is sent to Ecology's NW Regional Office Shorelands & Environmental Assistance Program. Shoreline Permit Notice of Decision: Mail to: (within 8 days of decision; 21-day appeal period begins date of filing with DOE) — Notice to DOE must be by return receipt requested mail (this requirement included in SSB 5192, effective 7-22-11). Department of Ecology Shorelands Section, NW Regional Office State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record * send only the notice of decision and staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: One complete packet should also be sent to Muckleshoot Indian Tribe if they commented on the project during comment period. Permit Data Sheet Shoreline Substantial Development Decision (Signed by Director) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) - Site plan, with mean high water mark & improvements — Cross -sections of site with structures & shoreline - Grading Plan — Vicinity map SEPA determination (Signed by Director) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) W:\\Planning\Development Review Manual\LU Application Review Process\Public Notice Procedures\Mailing\Agency Checklist TaxpayerNa AttnLine RAISBECK JAMES D RAISBECK JAMES D+SHERRY L DEUTSCH PAULA 5 SEATTLE CITY OF SCL 700 5TH AVE STE 3200-AP DEUTSCH PAULA S DEUTSCH PAULA S DEUTSCH PAULA 5 DEUTSCH PAULA 5 KING COUNTY -PROPERTY SVC ADM-ES-0800 RAISBECK JAMES D+SHERRY L RAISBECK JAMES D+SHERRY L RAISBECK JAMES D+SHERRY L RAISBECK JAMES D+SHERRY L AGED LLC UNION PACIFIC RAILROAD PROPERTY TAX BOLTON CATHERINE A CREDEIT SEATTLE CITY OF SCL 700 5TH AVE STE 3200-AP NDUKA PHILIP & ROSEMARY NDUKA PHILIP & ROSEMARY CHERN JINN-FUH+MEI H WANG NGUYEN QUE H & VINCEN T HEDLUND EDNA M NDUKA PHILIP & ROSEMARY HOANG KHA+CHRISTY TRAN ET A BRASWELLJESSE L+QUINONES-B NGUYEN EMILY TRINH NGUYEN KIM TRINH RYAN WAY LLC RYAN WAY LLC RYAN WAY LLC TORRES AARON G+KAYLEE E NGUYEN LINA KING COUNTY -PROPERTY SVCS KING COUNTY -PROPERTY SVCS TOBUBU THOMAS E TOBUBU THOMAS E MACLEAN JOHN MACLEAN JOHN AddrLine 4411 S RYAN WY STE 301 4411 S RYAN WAY 11123 49TH AV S PO BOX 34023 11123 49TH AV S 11123 49TH AV S 11123 49TH AV S 11123 49TH AV 500 4TH AVE 4411 S RYAN WY 4411 S RYAN WY 7536 SEWARD PARK AVE 5 7536 SEWARD PARK AVE S 11414 BELLA COOLA RD 1400 DOUGLAS ST #1640 2609 174TH AV NE #2147 PO BOX 34023 4610 S RYAN WAY 4610 S RYAN WAY 10617 47TH AVE 5 10228 59TH AVE S 4618 S RYAN WAY 4610 S RYAN WAY 10709 47TH AVE S 3424 69TH AVE NE 10729 47TH AVE S 1826 E NANETTE AVE 1826 E NANETTE AVE 1826 E NANETTE AVE 10834 48TH AVE S 4611 S COOPER ST 500 4TH AVE #800 500 4TH AVE #800 10806 48TH AVE S 10806 48TH AVE S 10830 47TH AVE S 10830 47TH AVE S CityState ZipCode PIN_1 SEATTLE WA 98178 0323049034 SEATTLE WA 98178 0323049050 TUKWILA WA 98179 0780000130 SEATTLE WA 98124 0780000190 TUKWILA WA 98179 0780000192 TUKWILA WA 98179 0780000252 TUKWILA WA 98179 0780000255 TUKWILA WA 98179 3348401780 SEATTLE WA 98004 3348401790 SEATTLE WA 98178 3348401800 SEATTLE WA 98178 3348401810 SEATTLE WA 98118 3348401820 SEATTLE WA 98118 3348401860 WOODWAY WA 98020 3348401890 OMAHA NE 68179 3348402351 REDMOND WA 98052 3348402650 SEATTLE WA 98124 3348402700 TUKWILA WA 98178 5476800055 TUKWILA WA 98178 5476800060 TUKWILA WA 98178 5476800061 SEATTLE WA 98178 5476800064 SEATTLE WA 98178 5476800066 TUKWILA WA 98178 5476800067 TUKWILA WA 98178 5476800068 MARYSVILLE WA 98270 5476800069 TUKWILA WA 98178 5476800070 WEST COVINA CA 91792 5476800080 WEST COVINA CA 91792 5476800090 WEST COVINA CA 91792 5476800100 TUKWILA WA 98178 6874200265 SEATTLE WA 98118 6874200275 SEATTLE WA 98104 6874200285 SEATTLE WA 98104 6874200290 SEATTLE WA 98178 6874200320 SEATTLE WA 98178 6874200326 TUKWILA WA 98178 6874200395 TUKWILA WA 98178 6874200415 WALLIS DARRELL F+JULIA J WILKINS COREY & CYNTHIA TOBUBU THOMAS E+MARILYN J WALLIS DARRELL F & JULIA BOSTICK SHIRLEY G WINSTON LUCY M MACLEAN JOHN OSSES ROMILIO W RAISBECK JAMES D+SHERRY L OSSES ROMILIO W GARCIA CELESTINO TRAN DUNG T BRONKEMA TYSON FOWLER ANDREW LOPEZ JERRY HOANG HELEN HUE LEE KOWK-LEUNG LEE SAUK-CHING NGUYEN DUNG THESENVITZ ROSEMARY+STANLEY SEATTLE CITY OF SCL 700 5TH AVE STE 3200-AP PUBLIC STORAGE 280869 DEPT-PT-WA-21615 ADDR-02270 TUKWILA COMMUNITY MEMBER ADDR-02271 TUKWILA COMMUNITY MEMBER ADDR-02273 ADDR-02274 ADDR-02275 ADDR-02276 ADDR-02281 ADDR-02282 ADDR-02285 ADDR-02293 ADDR-06950 ADDR-06970 ADDR-06971 ADDR-06973 TUKWILA COMMUNITY TUKWILA COMMUNITY TUKWILA COMMUNITY TUKWILA COMMUNITY TUKWILA COMMUNITY TUKWILA COMMUNITY TUKWILA COMMUNITY TUKWILA COMMUNITY TUKWILA COMMUNITY TUKWILA COMMUNITY TUKWILA COMMUNITY TUKWILA COMMUNITY PUBLIC STORAGE MEMBER MEMBER MEMBER MEMBER MEMBER MEMBER MEMBER MEMBER MEMBER MEMBER MEMBER MEMBER 10250 31ST AVE SW 200 SW 5TH PL APT B202 10806 48TH AVE S 10250 31ST AVE SW 1119 MARTIN LUTHER KING JR WAY 1916 E MADISON ST #307 20107 RICHMOND BEACH RD NW 10739 47TH AVE S 7536 SEWARD PARK AVE 5 12323 85TH AVE S 10831 47TH AVE S 8417 RENTON AVE S 5106 230TH ST SW 4020 LEARY WAY NW 3847 RAINIER AVE S 2222 76TH AVE SE 13332 34TH AVE S 16233 11TH AVE SW PO BOX 34023 PO BOX 25025 10617 47TH AVE S 10675 47TH AVE S 10709 47TH AVE S 10719 47TH AVE S 10729 47TH AVE S 10739 47TH AVE S 10830 47TH AVE S 10831 47TH AVE S 10806 48TH AVE S 10834 48TH AVE S 4815 S 107TH ST 4411 S RYAN WAY 4610 S RYAN WAY 4618 S RYAN WAY 10020 MARTIN LUTHER KING JR WAY SEATTLE WA RENTON WA SEATTLE WA SEATTLE WA SEATTLE WA SEATTLE WA SHORELINE WA SEATTLE WA SEATTLE WA SEATTLE WA TUKWILA WA SEATTLE WA MOUNTLAKE TERRACE SEATTLE WA SEATTLE WA MERCER ISLAND WA TUKWILA WA BURIEN WA SEATTLE WA GLENDALE CA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA TUKWILA WA S SEATTLE WA 98146 6874200416 98057 6874200440 98178 6874200465 98146 6874200480 98144 6874200481 98122 6874200505 98177 6874200515 98178 6874200525 98118 6874200530 98178 6874200550 98178 6874200570 98118 6874200590 WA 98043 6874200595 98107 6874200625 98118 6874200650 98040 6874200655 98168 6874200720 98166 6874200785 98124 6874201170 91201 032304-9149 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 98178 City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 c 0 You are receiving this notice because you are a property owner or tenant within 500ft of this project City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 You are receiving this notice because you are a property owner or tenant within 500ft of this project City of Tukwila Notice Of Application —April 19, 2017 SEPA Decision and Comprehensive Plan Map Amendment and Zoning Map change from Low Density Residential (LDR) to High Density Residential (HDR) Project location' Project Name: Vintage at Tukwila File #: PL16-0062 Tax Parcel #s: 6874200530; 3348401800;3348401810; 3348401820; 3348401860; Located to the west & behind 10739 & 10831 47th Ave S. Applicant: Chris Olson, nystrom+olson Property Owner: James and Sherry Raisbeck Project Planner: Moira Bradshaw at moira.bradshaw@tukwkilawa.gov or 206-431 -3651 Project Description: This application is to change the Comprehensive Plan and Zoning Code land use and zoning designations from low density residential (LDR) to high density residential (HDR) Public Meeting: Your review and comments on the project are requested: Meet the applicant and review the proposal. When: Tuesday, May 2, 2017 Time: Come anytime between 4:00-6:00 p.m. Where: Foster Conference Room, City of Tukwila Office of Community Development; Suite 100; 6300 Southcenter BL.; Tukwila, WA 98188 Public Comment Period Comments may also be delivered to: • Tukwila Department of Community Development; 6300 Southcenter Blvd, Suite 100; Tukwila, WA 98188 • By the deadline of 5:00 p.m. on May 10, 2017 You may view the application, request a copy of any decision, comment on the project, and learn your appeal rights by contacting the project planner, or by visiting our office, which is listed above. We are open Monday through Friday, 8:30 am to 5:00 pm City of Tukwila Notice Of Application —April 19, 2017 SEPA Decision and Comprehensive Plan Map Amendment and Zoning Map change from Low Density Residential (LDR) to High Density Residential (HDR) Project loci Project Name: Vintage at Tukwila File #: PL16-0062 Tax Parcel #s: 6874200530; 3348401800;3348401810; 3348401820; 3348401860; Located to the west & behind 10739 & 10831 47th Ave S. Applicant: Chris Olson, nystrom+olson Property Owner: James and Sherry Raisbeck Project Planner: Moira Bradshaw at moira.bradshaw@tukwkilawa.gov or 206-431 -3651 Project Description: This application is to change the Comprehensive Plan and Zoning Code land use and zoning designations from low density residential (LDR) to high density residential (HDR) Public Meeting: Your review and comments on the project are requested: Meet the applicant and review the proposal. When: Tuesday, May 2, 2017 Time: Come anytime between 4:00-6:00 p.m. Where: Foster Conference Room, City of Tukwila Office of Community Development; Suite 100; 6300 Southcenter BL.; Tukwila, WA 98188 Public Comment Period Comments may also be delivered to: • Tukwila Department of Community Development; 6300 Southcenter Blvd, Suite 100; Tukwila, WA 98188 • By the deadline of 5:00 p.m. on May 10, 2017 You may view the application, request a copy of any decision, comment on the project, and learn your appeal rights by contacting the project planner, or by visiting our office, which is listed above. We are open Monday through Friday, 8:30 am to 5:00 pm '1\l Moira Bradshaw From: Moira Bradshaw Sent: Friday, April 20, 2018 2:31 PM To: 'Ryan Patterson' Cc: 'MujibK@brhinc.com'; Cyndy Knighton; David McPherson; Minnie Dhaliwal Subject: Map Change issues Ryan — I'd like to schedule another public meeting because the project has changed slightly from the initial application. The site boundaries changed and include the parcel to the north of S. 108 th right of way, which is in two zoning districts C/LI and LDR, and dropped the lot that fronts on 47th. I'm targeting May 2 and would like to know if you or Mujib could attend? It would be in the early evening like last time. Also — the City Transportation Engineer has reviewed the Transpo study and has concerns about the sight distance and future collisions at the intersection of 47th and S. Ryan Way. She has the following comments: 1. The TIA states on page 2 that 47th Avenue S is a two-lane roadway with on -street parking allowed on one side. A 26-foot wide roadway is not sufficiently wide to have a lane in each direction with on -street parking. While 47th Avenue S is 26-feet wide at the northernmost end and informal "on -street" parking does occur on the wider section and on paved or graveled shoulders, stating it is allowed is not accurate. 47th Avenue S also narrows to a 20-ft wide roadway right after the Ryan Way intersection. A more correct description is it's a 20-foot wide roadway with no shoulders which widens slightly near Ryan Way. Further discussion should be held regarding the adequacy of the existing 47th Avenue S to handle the increase in daily volume. This should include whether the pavement is in sufficient condition to support the increased ADT but also whether it would be adversely impacted during construction of the potential development. 2. There is not currently a significant history of collisions at the Ryan Way/47th Avenue S intersection. Under current conditions, the average daily volume on 47th Avenue S is approximately 100 vehicles per day. With the proposed rezone, the ADT could increase to 1,900 vehicles which is a very significant increase in the number of vehicles that could be turning through the intersection. The TIA proposes no changes to this intersection, presumably because sight distance requirements are met. I recommend that a condition of this rezone approval be, at a minimum, a WB left turn pocket on Ryan Way and NB left turn pocket on 47th Avenue S to be installed before any C of 0 be issued to any HDR development. 3. The 19-fold increase in traffic associated with the rezone will affect collision potential of the Ryan Way/47th Ave S intersection but applying a 19-fold increase in collisions as a 1:1 relationship with volumes is not a valid method of predicting safety of an intersection. Recommend the City consider requiring a signal warrant analysis be done concurrent with any future development review 4. The City's Level of Service standard for the Ryan Way/47th Avenue S intersection is LOS E. Current conditions indicate the intersection operates at LOS E and would continue to do so without the proposed rezone. With the rezone, disregarding the TIA's analysis of the potential senior housing project which builds out to only a portion of the maximum allowable density, the intersection falls to LOS F. If a development's impacts, and in this case the study of a potential rezone, cannot maintain an acceptable level of service, the development must be denied, reduced, or mitigation provided to maintain the City's standards. Mitigation of this intersection as described in my comment above would suffice to maintain the City's LOS standard though it may behoove the City to require the TIA be updated to document this for the rezone file. 1 Per comment 1 above, right of way f,,,0 ovements that include sidewalks to 47 (anc 109th) will need to be included in the proposal. The City's standard practice at the time of development is to have sewer lines brought to the far property line but in this case, I believe it should be to the right of way, that is 47th or to at least 109th. As a condition of the rezone, the City typically requires that the proposed development has to occur within so many years or the zoning reverts. Lets talk about what is a feasible time frame. Please let me know as soon as possible about the May 2 date. Thank you. Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice 2 Moira Bradshaw /*--1, \\.J From: Moira Bradshaw Sent: Wednesday, April 11, 2018 9:42 AM To: 'MujibK@brhinc.com' Cc: 'Mike Swenson'; 'Ryan Patterson'; Cyndy Knighton; Minnie Dhaliwal; 'Kassi Leingang' Subject: RE: Vintage at Tukwila - Schedule Attachments: Vintage Schedule.docx Mujib — Attached is a timeline that I've created for the project based upon a May 21 hearing date. I'm concerned about the ability to turn around a review of a revised transportation analysis. The Engineer will need time to review the results of the work being done and then for us to discuss with you any issues and conditions. If the transportation analysis isn't available to City staff by noon on April 13 we will need to discuss a new hearing date, it would likely be June 4th. I can update the attached timeline after I get your target date for the report. I believe that we should plan on scheduling a meeting a week after receipt of the revised report as well. Please let me know when you anticipate having the revised report available so that we can move forward with notice and scheduling. Feel free to contact me if you have any questions. Thanks. Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice Froni Moira Bradshaw Sent: Wedneday, April 4, 2018 9:17 AM To: 'Kassi Leingang' <kassi.leingang@transpogroup.com> Cc: 'Mike Swenson' <mike.swenson@transpogroup.com>; 'MujibK@brhinc.com' <MujibK@brhinc.com>; 'Ryan Patterson'<rpatterson@Vintagehousing.com>; Cyndy Knighton <Cyndy.Knighton@TukwilaWA.gov>; Minnie Dhaliwal <Minnie.Dhaliwal@TukwilaWA:gov> Subject: RE: Vintage at Tukwila - Traffic Study All — attached is a map that I created based upon the revised application submitted by Mujib in 2017. Please review for accuracy and let me know if there are any modifications. Thanks, Moira From: Moira Bradshaw Sent: Tuesday, April 3, 2018 5:11 PM 1 • To: 'Kassi Leingang' <kassi.leingang(t inspogroup.com> Cc: Mike Swenson <mike.swenson@transpogroup.com>; MujibK@brhinc.com; Ryan Patterson <rpatterson@Vintagehousing.com>; Cyndy Knighton <Cyndy.Knighton@TukwilaWA.gov>; Minnie Dhaliwal <Minnie.Dhaliwal@TukwilaWA.gov> Subject: RE: Vintage at Tukwila - Traffic Study Kassi — Thank you for the Transportation analysis that you sent last Thursday. The staff of Community Development and Public Works reviewed and discussed the trip generation report that you submitted and request that it be expanded as it does not encompass the scope of the proposed changes. The applicant may have a project in mind, but the action being requested encompasses a larger scope. For background, the City's definition of Senior housing is as follows: "Senior citizen housing" is housing in a building or group of buildings with two or more dwelling and/or sleeping units, restricted to occupancy by at least one senior citizen per unit, and may include Food Preparation and Dining activities, Group Activity areas, Medical Supervision or other similar activities. Such housing is further distinguished using funding restrictions, covenants between the developer, tenants, operators and/or the City or other agreements that restrict the development to those individuals over 60 years of age. Senior Citizen Housing strategies may include provisions for units dedicated to persons under 60 years of age that have medical conditions consistent with definitions in the Americans with Disabilities Act; however, the percentage of such units may not exceed 20% of the total units. These facilities may not include populations requiring convalescent or chronic care, as defined under RCW 18.51. How does the ITE category chosen compare to what would be allowed? 2. The capacity for senior housing is theoretically 886 units gross. (14.78 acres/60 units per acres) 3. The multifamily capacity would be 321 units. Is the senior housing trip generation and transportation network impact greater than for the multi -family? Specifically from the City's transportation engineer: 1. The March 27, 2018 memorandum by the Transpo Group is an inadequate study of the potential traffic impacts associated with a rezone from a mix of existing LDR and CLI zoning to HDR. In order to study the full impacts of a potential rezone, the maximum development needs to be studied. The memo only looks at a potential site development of a portion of the rezone, and not at the highest use. Transpo must do an analysis for the entire rezone area at the maximum level of development. 2. The Transpo memo compares the development levels with the potential rezone to the current zoning. While on one level it is sensible to compare to existing zoning, the reality is the land is currently vacant and undeveloped. The city's modeling has not factored in this area as developing at the maximum permissible use according to the current zoning. It cannot be assumed that the surrounding transportation network is adequate for a fully developed LDR/CLI area as that has not been determined. The analysis for this proposed rezone needs to compare to existing conditions, not just a theoretical comparison of land use potential based on current zoning. 3. The analysis needs to study the available roadway network for capacity based on the maximum land use potential associated with the rezone. The Transpo memo memo only studied trip generation differences between land use potential of current zoning to a potential senior housing development on a subset of the larger rezone application. Impacts to 47th Avenue S needs to be analyzed including road capacity, sidewalk/pedestrian facilities, and impacts to ingress/egress at the 47th Avenue S/S Ryan Way intersection. The intersection analysis needs to look at level of service, safety, sight distance and queuing impacts associated with the proposed rezone and develop conceptual -level mitigation should it be warranted. Study of similar scale may also be warranted at the site entrance(s) off of 47th Avenue S but this could be deferred until a project application with a set site plan is submitted. 2 Moira Bradshaw From: Moira Bradshaw Sent: Monday, April 9, 2018 10:41 AM To: 'James Raisbeck'; 'Ryan Patterson'; 'MujibK@brhinc.com' Subject: Ryan Hill Neighborhood Study Just an FYI that the Community Development and Neighborhoods Committee will be briefed on the Ryan Hill Neighborhood study. After the meeting with Council Committee, staff will update the City's web page. Feel free to contact me if you have any questions. http://records.tukwilawa.gov/WebLink/1/edoc/304480/CDN %202018-04- 10%20%2000MPLETE%20AGENDA%20PACKET.pdf Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice 1 Notice Vintage May 21, 2018 - Public Hearing May 15, 2018 — Staff Report and Ordinances complete and in to City Clerk May 9, 2018 — Issue SEPA Determination May 7th Public Hearing Notice Posted May 2, 2018 — Hearing Notice language to City Clerk Mail Postcard April 27 21 comment period: April 30 — May 21 Public meeting - Prior to May 7 - Public Meeting Held (5 days prior to end of comment period and 14 days prior to public hearing ) Draft Ordinances placed in Z Drive and sent to executive staff and separately to City Attorney Notice Vintage May 21, 2018 - Public Hearing May 15, 2018 — Staff Report and Ordinances complete and in to City Clerk May 9, 2018 — Issue SEPA Determination May 7th Public Hearing Notice Posted May 2, 2018 — Hearing Notice language to City Clerk April 30 Start (Notice) Public Comment Period Draft Ordinances placed in Z Drive and sent to executive staff and separately to City Attorney Prior to May 7 - Public Meeting Held (Target first week of May) April 20, 2018 — Reissue Notice of Application/Public Meeting/Public Hearing (May 11 end of comment period) April 18, 2018 - Agreement on any conditions of rezone To: From: City of Tukwila Allan Ekberg, Mayor INFORMATIONAL MEMORANDUM Community Development and Neighborhoods C mmittee Jack Pace, Director, Community Development Jay Wittwer, Chief, Fire By: Moira Bradshaw, Senior Planner Copy: Mayor Ekberg Date: April 3, 2018 Subject: Ryan Hill Neighborhood Study ISSUE Ryan Hill Neighborhood Update BACKGROUND A Comprehensive Plan/Zoning amendment request to change 15 acres in the neighborhood from Low Density Residential to High Density Residential was received for 2017. Staff recommended deferring consideration on that request until a study of the needs and future of the whole neighborhood could be performed. The concern was that this one request could trigger additional changes without a clear plan in place for the neighborhood„ The City hired a consultant to help prepare a neighborhood -wide study and a public involvement process. A web page was created and a public open house was held in November 2017. An on- line and paper survey for property owners and residents was used to gather input. Alternative draft land use scenarios were prepared to generate discussion and opinion about the area's future. DISCUSSION The property owners/residents (50:50 own and live or own and don't live; 50% have been owners for 20 years or more followed by 25% of 5-9 years) liked the attention; they feel a certain amount of neglect by the City although the emergency services have always been good. Responses about quality of life are split between very good and fair. The neighborhood, which is divided north to south by the Seattle City Light 200-foot-wide right of way, thinks differently about the future. The north half of the neighborhood is slightly more interested in change while the southern half prefers the neighborhood as is. The neighborhood is most ih favor of sewer improvements and would potentially be willing to consider self -assessment to fund them. There are also some concerns about the safety of some intersections and the lack of sidewalks. Two items are currently listed in the City's Capital Facilities Plan for the neighborhood — a neighborhood park ($3 million) and a sewer system ($1.9 million) both of which are unfunded and beyond the current 6-year CIP Seattle Fire Station 33 is less than half as far as Tukwila Station 53 from the neighborhood boundary. Negotiation have been underway to create mutual aid agreements with the City of Seattle, which would in particular benefit this neighborhood. Good operating practice is to have a looped water system, which does not exist in this neighborhood. The addition to the Capital Facilities Plan of a metered intertie with the City of Seattle Water system will be discussed with the Public Works Department. INFORMATIONAL MEMO Page 2 FINANCIAL IMPACT The cost estimates in the study assume development driven infrastructure improvements. SUMMARY Community Input The study revealed a number of things that were unknown. The residents and property owners have differing opinions about the future of the neighborhood depending on where they live or own property. Higher density is more desirable to property owners north of the Seattle City Light right of way than south of the right of way. Likely Development Scenarios Except for the 15 acre Raisbeck property located along the west side of the neighborhood and bordering MLKJR Way S., future development is likely to be small scale (short plats) and incremental. Development of less than 4 lots does not require frontal improvements nor would the through connection be financially feasible for most short plat developers. In addition, the City is unable to require developers fix current deficiencies. Transportation network Enhancing and improving the circulation system is feasible from an engineering standpoint but not likely from a financial standpoint. The 1,200-foot-long dead end (twice the length of the City's maximum standard) can be eliminated by connecting between the 109th/48th and 110th/49th Avenue S intersections. The cost of mitigating environmentally sensitive area impacts will be as expensive as the cost of the public and private infrastructure improvements because mitigation will likely be off -site. Boundary issues The irregular City limit boundary, which has existed for close to 30 years, will continue to cause additional coordination for private individuals and the Cities of Seattle and Tukwila. The existing boundary leaves the west half of the 51 Avenue S. as part of unincorporated King County and the east half of the right of way in the City of Seattle and three private parcels are in Seattle and Tukwila. Based upon the study, the following administrative actions will be implemented. o Coordination between Community Development and Public Works on the Study findings y relative to infrastructure. o Continue support for negotiations with area fire and emergency service providers for automatic aid; especially with the City of Seattle. o Continue processing the comp plan zoning/amendment requests. RECOMMENDATION Information only. ATTACHMENT Ryan Hill Neighborhood Study Michael R. Kenyon Rachel B. Turpin Ann Marie J. Soto Kim Adams Pratt David A. Linehan Charlotte A. Archer Alexandra L. Kenyon Eileen M. Keiffer Hillary E. Graber Kendra R. Comeau CONFIDENTIAL MEMORANDUM PROTECTED BY THE ATTORNEY/CLIENT PRIVILEGE NOT FOR PUBLIC DISCLOSURE TO: Tukwila City Council CC: Nora Gierloff, Deputy Director of Community Development Moira Bradshaw, Senior Planner FROM: Ann Marie Soto, Assistant City Attorney a5 DATE: March 30, 2018 RE: Quasi -Judicial and Legislative Council Roles Doug F. Mosich Of Counsel Shelley M. Kerslake 196; - 201.1 This memo is to inform City Council as to two upcoming matters on related subjects, but in which the Council plays two separate roles. The first matter is related to review of the Ryan Hill Neighborhood Study, where Council may discuss how this may affect area -wide comprehensive plan and zoning code amendments.' These are legislative actions because they apply to the public as a whole. The second matter is related to an application for a rezone within the Ryan Hill area, with a related site -specific comprehensive plan and land use map amendment. This is a quasi-judicial action because it is related to a specific parcel and proposal. As you know, the appearance of fairness doctrine applies when undertaking quasi-judicial actions. The doctrine is intended to ensure that such an action is not only fair in act, but conducted in a manner that is fair in appearance. Therefore, during the City Council's review of the Ryan Hill Neighborhood Study, it is important that the City Council avoid ex parte communications with the rezone applicant or take other actions which could create an appearance that the rezone matter is not being conducted in a fair and impartial manner, despite the fact that review of the Ryan Hill Neighborhood Study itself is a legislative rnatter. The discussions on legislative items should be focused on the entire Ryan Hill area and not single out the property subject to the rezone application. This will reduce the likelihood of Council forming preconceived opinions on the ' Please note, no specific area -wide comprehensive plan or zoning code amendments are being proposed at this time. Kenyon Disend, PLLC The Municipal Law Firm II Front Street South Issaquah, WA 98027-3820 Tel: (425) 392-7090 Fax: (425) 392-7071 www.kenyondisend.com ) rezone matter and ensure that the rezone decision will be made based on the record and not on extraneous information. If you have any questions regarding the City Council's roles or the processes utilized for these two action, including questions on the appearance of fairness doctrine, please feel free to contact Rachel or myself. Moira Bradshaw From: Moira Bradshaw Sent: Thursday, March 29, 2018 3:12 PM To: 'Mujib Kamawal' Subject: RE: Vintage Housing @Tukwila You can just send in the traffic report unless there is anything that has changed in the Checklist — a quick review of it on your part might not be a bad idea. Good to hear from you. Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice From: Mujib Kamawal <MujibK@brhinc.com> Sent: Thursday, March 29, 2018 2:30 PM To: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> Subject: RE: Vintage Housing @Tukwila Moira, Do you need to send in a new environmental checklist? Or the old one again. Or do we just need to submit the traffic report? Thanks, Mujib Kamawal, PE Engineering Project Manager/Associate Bush, Roed & Hitchings, Inc. 2009 Minor Avenue East Seattle, WA 98102 P: (206) 323-4144 F: (206) 323-7135 E: muiibkna.brhinc.com Visit our new website: www.brhinc.com Privileged or confidential information may be contained in this message. If you are not the intended recipient, you may not copy or communicate this message to anyone. If you received this message in error, please destroy this message and notify the sender by reply email. From: Moira Bradshaw [mailto:Moira.Bradshaw@TukwilaWA.gov] Sent: Friday, March 16, 2018 5:35 PM To: Mujib Kamawal <MujibK@brhinc.com> 1 f Cc: Ryan Patterson <rpatterson@vintagehousing.com> Subject: Vintage Housing @Tukwila Mujib — I wanted to let you know that if you would like to have a public hearing and decision at the City Council meeting on May 21, the traffic report will need to be submitted by April 2. We will need to recirculate the environmental checklist along with the new traffic information and give the Departments a 2 week review period. We can then discuss the comments, environmental (SEPA) decision, and any potential conditions of the proposed comp plan and zoning map change. Because of the elapsed time, it may also be appropriate to schedule another public meeting for any neighborhood questions about the project. Please let me know if you have any questions and what you anticipate for your timeline. Thank you. Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice 2 Moira Bradshaw From: Moira Bradshaw Sent: Friday, March 16, 2018 5:35 PM To: Mujib Kamawal Cc: Ryan Patterson Subject: Vintage Housing @Tukwila Mujib — I wanted to let you know that if you would like to have a public hearing and decision at the City Council meeting on May 21, the traffic report will need to be submitted by April 2. We will need to recirculate the environmental checklist along with the new traffic information and give the Departments a 2 week review period. We can then discuss the comments, environmental (SEPA) decision„ and any potential conditions of the proposed comp plan and zoning map change. Because of the elapsed time, it may also be appropriate to schedule another public meeting for any neighborhood questions about the project. Please let me know if you have any questions and what you anticipate for your timeline. Thank you. Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice 1 Moira Bradshaw From: Moira Bradshaw Sent: Friday, March 16, 2018 5:35 PM To: Mujib Kamawal Cc: Ryan Patterson Subject: Vintage Housing @Tukwila Mujib — I wanted to let you know that if you would like to have a public hearing and decision at the City Council meeting on May 21, the traffic report will need to be submitted by April 2. We will need to recirculate the environmental checklist along with the new traffic information and give the Departments a 2 week review period. We can then discuss the comments, environmental (SEPA) decision, and any potential conditions of the proposed comp plan and zoning map change. Because of the elapsed time, it may also be appropriate to schedule another public meeting for any neighborhood questions about the project. Please let me know if you have any questions and what you anticipate for your timeline. Thank you. Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice 1 Moira Bradshaw From: Jack Pace Sent: Friday, September 1, 2017 9:15 AM To: Moira Bradshaw Cc: Nora Gierloff Subject: FW: Ryan Patterson Attachments: Ryan Patterson.vcf FYI Jack From: James Raisbeck [mailto:jdr@raisbeck.com] Sent: Thursday, August 31, 2017 10:18 AM To: Jack Pace <Jack.Pace@TukwilaWA.gov> Subject: Ryan Patterson Ryan Patterson (949) 721-6775 Work (702) 806-6860 Mobile RPatterson©VintageHousing.com 389 San Miguel Drive #135 Newport Beach, CA 92663 1 Moira Bradshaw /"\ `i From: Moira Bradshaw Sent: Friday, September 1, 2017 2:32 PM To: Ryan Patterson; James Raisbeck Cc: Mujib Kamawal; Jack Pace; Nora Gierloff Subject: Re: Vintage@Tukwila Comp Plan Amendment and Rezone application PL16-0062 Thank you Ryan. We will take the Vintage@Tukwila off the public hearing schedule for thus year and keep you informed on the process and involvement for the Ryan Hill neighborhood plan. Get Outlook for iOS From: Ryan Patterson <rpatterson@Vintagehousing.com> Sent: Friday, September 1, 2017 2:26:07 PM To: Moira Bradshaw; James Raisbeck Cc: Mujib Kamawal; Jack Pace; Nora Gierloff Subject: Re: Vintage@Tukwila Comp Plan Amendment and Rezone application PL16-0062 Moira, Thank you for the email experience explanation. At this time we would like to postpone the application until 2018 in favor of the report process. We appreciate the city support and working with you and your group. Please let us know what we can do to assist in the process. Regards Ryan Sent from my iPhone On Aug 30, 2017, at 5:06 PM, Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> wrote: Dear Mujib and Ryan: As I explained via the phone and in line with our conversation last week, the staff believes that any change to the land use designations for this neighborhood should be done by considering the appropriate designation for all parcels in the area and not just the parcels in your application. In order to facilitate that, the City will contract with a consulting firm to look at appropriate and reasonable options for zoning of the area and the service and infrastructure costs to serve those uses. This work, the options and costs, will then be shared with property owners, residents and interested parties. The results of the public outreach and the land use options and costs will then be taken through a legislative process in the first quarter of 2018 and the Department and Mayor's office have agreed that a sub -area plan with potentially new land use and zoning designations can be accomplished by March 31, 2018. Your options are as follows: 1 1. Proceed to a hearing on September 25, with the other 2017 Comp Plan amendments, with a staff recommendation of denial; 2. Postpone your existing application for inclusion in the 2018 Comp Plan amendment docket; or 3. Withdraw your application. As I mentioned, there are a couple of risks that cannot be controlled. There is no guarantee that as part of the area -wide study of the Ryan Hill neighborhood, that the property you have optioned will obtain a new land use designation that will meet your needs; If you choose to postpone your application to 2018 so that it could be included in next year's annual amendment process, and you find that the new sub -area plan for the neighborhood does not meet your needs, the hearing for the 2018 annual amendments may not occur by your contract deadline of June 1, 2018. (If there are no 2018 applications for Comprehensive Plan amendment and you are not satisfied with the zoning of the Ryan Hill sub -area plan, then we would schedule a hearing for your application as soon after the adoption of the subarea plan as possible.) The deadline for noticing the City Council public hearing for this year's comp plan amendments is September 6, 2017. Because of the Labor Day holiday, I ask that you let me know by this Friday, September 1, which of the three options listed above you would like to follow. Please respond via email. If you have any questions and would like to talk further about this, please feel free to email me. I will be out of the office but can contact you by phone or respond to your email on Friday. Kind regards, Moira Carr Bradshaw Senior Planner Community Development Department 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 M-Th 1 8:30 — 5:00 I (206) 4313651 The City of opportunity, the community of choice 2 Moira Bradshaw From: Ryan Patterson <rpatterson@Vintagehousing.com> Sent: Friday, September 1, 2017 2:26 PM To: Moira Bradshaw; James Raisbeck Cc: Mujib Kamawal; Jack Pace; Nora Gierloff Subject: Re: Vintage@Tukwila Comp Plan Amendment and Rezone application PL16-0062 Moira, Thank you for the email experience explanation. At this time we would like to postpone the application until 2018 in favor of the report process. We appreciate the city support and working with you and your group. Please let us know what we can do to assist in the process. Regards Ryan Sent from my iPhone On Aug 30, 2017, at 5:06 PM, Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> wrote: Dear Mujib and Ryan: As I explained via the phone and in line with our conversation last week, the staff believes that any change to the land use designations for this neighborhood should be done by considering the appropriate designation for all parcels in the area and not just the parcels in your application. In order to facilitate that, the City will contract with a consulting firm to look at appropriate and reasonable options for zoning of the area and the service and infrastructure costs to serve those uses. This work, the options and costs, will then be shared with property owners, residents and interested parties. The results of the public outreach and the land use options and costs will then be taken through a legislative process in the first quarter of 2018 and the Department and Mayor's office have agreed that a sub -area plan with potentially new land use and zoning designations can be accomplished by March 31, 2018. Your options are as follows: 1. Proceed to a hearing on September 25, with the other 2017 Comp Plan amendments, with a staff recommendation of denial; 2. Postpone your existing application for inclusion in the 2018 Comp Plan amendment docket; or 3. Withdraw your application. As I mentioned, there are a couple of risks that cannot be controlled. There is no guarantee that as part of the area -wide study of the Ryan Hill neighborhood, that the property you have optioned will obtain a new land use designation that will meet your needs; 1 If you choose to postpone y1, application to 2018 so that it could be int .ed in next year's annual amendment process, and you find that the new sub -area plan for the neighborhood does not meet your needs, the hearing for the 2018 annual amendments may not occur by your contract deadline of June 1, 2018. (If there are no 2018 applications for Comprehensive Plan amendment and you are not satisfied with the zoning of the Ryan Hill sub -area plan, then we would schedule a hearing for your application as soon after the adoption of the subarea plan as possible.) The deadline for noticing the City Council public hearing for this year's comp plan amendments is September 6, 2017. Because of the Labor Day holiday, I ask that you let me know by this Friday, September 1, which of the three options listed above you would like to follow. Please respond via email. If you have any questions and would like to talk further about this, please feel free to email me. I will be out of the office but can contact you by phone or respond to your email on Friday. Kind regards, Moira Carr Bradshaw Senior Planner Community Development Department 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 M-Th 1 8:30 — 5:00 I (206) 4313651 The City of opportunity, the community of choice 2 • �1 Moira Bradshaw From: Moira Bradshaw Sent: Wednesday, August 30, 2017 5:07 PM To: Mujib Kamawal; Ryan Patterson Cc: Jack Pace; Nora Gierloff Subject: Vintage@Tukwila Comp Plan Amendment and Rezone application PL16-0062 Dear Mujib and Ryan: As I explained via the phone and in line with our conversation last week, the staff believes that any change to the land use designations for this neighborhood should be done by considering the appropriate designation for all parcels in the area and not just the parcels in your application. In order to facilitate that, the City will contract with a consulting firm to look at appropriate and reasonable options for zoning of the area and the service and infrastructure costs to serve those uses. This work, the options and costs, will then be shared with property owners, residents and interested parties. The results of the public outreach and the land use options and costs will then be taken through a legislative process in the first quarter of 2018 and the Department and Mayor's office have agreed that a sub -area plan with potentially new land use and zoning designations can be accomplished by March 31, 2018. Your options are as follows: 1. Proceed to a hearing on September 25, with the other 2017 Comp Plan amendments, with a staff recommendation of denial; 2. Postpone your existing application for inclusion in the 2018 Comp Plan amendment docket; or 3. Withdraw your application. As I mentioned, there are a couple of risks that cannot be controlled. There is no guarantee that as part of the area -wide study of the Ryan Hill neighborhood, that the property you have optioned will obtain a new land use designation that will meet your needs; If you choose to postpone your application to 2018 so that it could be included in next year's annual amendment process, and you find that the new sub -area plan for the neighborhood does not meet your needs, the hearing for the 2018 annual amendments may not occur by your contract deadline of June 1, 2018. (If there are no 2018 applications for Comprehensive Plan amendment and you are not satisfied with the zoning of the Ryan Hill sub -area plan, then we would schedule a hearing for your application as soon after the adoption of the subarea plan as possible.) The deadline for noticing the City Council public hearing for this year's comp plan amendments is September 6, 2017. Because of the Labor Day holiday, I ask that you let me know by this Friday, September 1, which of the three options listed above you would like to follow. Please respond via email. If you have any questions and would like to talk further about this, please feel free to email me. I will be out of the office but can contact you by phone or respond to your email on Friday. Kind regards, Moira Carr Bradshaw Senior Planner 1 Community Development Departme 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 M-Th 1 8:30 — 5:00 I (206) 4313651 The City of opportunity, the community of choice 2 • Moira Bradshaw From: Mujib Kamawal <MujibK@brhinc.com> Sent: Tuesday, August 22, 2017 9:21 AM To: Moira Bradshaw Cc: Jack Pace; Minnie Dhaliwal; Ryan Patterson Subject: RE: PL16-0062 - Comp Plan/Rezone for Vintage@Tukwila Moira, That works if we can have Ryan Call/conference in. I can attend in person. Let us know if that works. Otherwise, if necessary Ryan could attend in person the following week. Thanks, Mujib Kamawal, PE Engineering Project Manager/Associate Bush, Roed & Hitchings, Inc. 2009 Minor Avenue East Seattle, WA 98102 P: (206) 323-4144 F: (206) 323-7135 E: muiibk a(�,brhinc.com www.brhinc.com From: Moira Bradshaw[mailto:Moira.Bradshaw@TukvilaWA.gov] Sent: Monday, August 21, 2017 1:19 PM To: Mujib Kamawal <MujibK@brhinc.com> Cc: Jack Pace <Jack.Pace@TukwilaWA.gov>; Minnie Dhaliwal <Minnie.Dhaliwal@TukwilaWA.gov> Subject: RE: PL16-0062 - Comp Plan/Rezone for Vintage@Tukwila Mujib - How about Wednesday afternoon at 2:00 p.m. here at the City offices? Regards, Moira Carr Bradshaw Senior Planner Community Development Department 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 M-Th 1 8:30 — 5:00 I (206) 4313651 The City of opportunity, the community of choice From: Mujib Kamawal [mailto:MuiibK@brhinc.com] Sent: Monday, August 21, 2017 7:37 AM To: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> Cc: Jack Pace <Jack.Pace@TukwilaWA.gov>; Minnie Dhaliwal <Minnie.Dhaliwal@TukwilaWA.gov> Subject: RE: PL16-0062 - Comp Plan/Rezone for Vintage@Tukwila Moira, I am available any time Tuesday through Thursday this week. Preferably in the afternoon, but I can make anytime work. Thanks, Mujib Kamawal, PE Engineering Project Manager/Associate Bush, Roed & Hitchings, Inc. 2009 Minor Avenue East Seattle, WA 98102 P: (206) 323-4144 F: (206) 323-7135 E: mujibk4brhinc.com www.brhinc.com From: Moira Bradshaw [mailto:Moira.Bradshaw@TukwilaWA.gov] Sent: Wednesday, August 16, 2017 8:55 AM To: Mujib Kamawal <MujibK@brhinc.com> Cc: Jack Pace <Jack.Pace@TukwilaWA.gov>; Minnie Dhaliwal <Minnie.Dhaliwal@TukwilaWA.gov> Subject: Re: PL16-0062 - Comp Plan/Rezone for Vintage@Tukwila Mujib. I apologize for not getting back to you sooner. The city has been working on your application and considering the options. We are looking at September 25 as a hearing date. Before we commit to that I'd like to talk to you about what the City is proposing. Are you able to meet next week, some time between M- Th ? Please let me know a couple of times and I will schedule the meeting. Thank you. Moira Carr Bradshaw Senior Planner Community Development Department Tukwila, WA 98188 (206) 431 3651 www.tukwilawa.gov The City of opportunity, the community of choice From: Mujib Kamawal <MujibK@brhinc.com> Sent: Monday, August 7, 2017 2:50:41 PM To: Moira Bradshaw Subject: RE: PL16-0062 - Comp Plan/Rezone for Vintage@Tukwila Moira, Hi Wanted to check in to see if you needed anything else or had any questions. Thanks, Mujib Kamawal, PE Engineering Project Manager/Associate Bush, Roed & Hitchings, Inc. 2 2009 Minor Avenue East Seattle, WA 98102 P: (206) 323-4144 F: (206) 323-7135 E: mujibk(a�brhinc.com www.brhinc.com From: Mujib Kamawal Sent: Tuesday, July 18, 2017 12:58 PM To: 'Moira Bradshaw' <Moira.Bradshaw@TukwilaWA.gov> Cc: Carl Dominguez <cdominguez@Vintagehousing.com>; 'Ryan Patterson' <rpatterson@Vintagehousing.com> Subject: RE: PL16-0062 - Comp Plan/Rezone for Vintage@Tukwila Moira, Please see attached revised Application Forms as requested. The parcels have been revised. Let us know if you need hard copies or anything else and we can run them down. Thanks, Mujib Kamawal, PE Engineering Project Manager/Associate Bush, Roed & Hitchings, Inc. 2009 Minor Avenue East Seattle, WA 98102 P: (206) 323-4144 F: (206) 323-7135 E: muiibk(c_brhinc.com www.brhinc.com From: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> Date: July 10, 2017 at 1:48:20 PM PDT To: "rpatterson@Vintagehousing.com" <rpatterson@Vintagehousing.com> Subject: PL16-0062 - Comp Plan/Rezone for Viintage@Tukwila Ryan — Attached is the map that has been created for the application. I've circled two parcels that don't look logical from a mapping standpoint and identified where your conceptual site plan shows as the access point — which is the right of way for S. 109 Street and not the small lot fronting 47 Ave. S. Please fill out the "application page" with the new contact information for the three applications: http://www.tukwilawa.gov/wp-content/uploads/DCD-Apes-Comprehensive-Plan-Amendments.pdf - PAGE 5 http://www.tukwilawa.gov/wp-content/uploads/DCD-Apps-SEPA-Environmental-Review.pdf - PAGE 4 http://www.tukwilawa.gov/wp-content/uploads/DCD-Apps-Zoning-Code-Amendments.pdf - PAGE 3 Regards, Moira Carr Bradshaw Senior Planner 3 Community Development Department 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 M-Th 1 8:30 — 5:00 I (206) 4313651 The City of opportunity, the community of choice 4 Moira Bradshaw From: Mujib Kamawal <MujibK@brhinc.com> Sent: Tuesday, July 18, 2017 12:58 PM To: Moira Bradshaw Cc: Carl Dominguez; Ryan Patterson Subject: RE: PL16-0062 - Comp Plan/Rezone for Vintage@Tukwila Attachments: SEPA Applciation Page.pdf; Zoning.pdf; Comp Plan Application Page.pdf; 170315_Vintage at Tukwila_Site Plan.pdf Moira, Please see attached revised Application Forms as requested. The parcels have been revised. Let us know if you need hard copies or anything else and we can run them down. Thanks, Mujib Kamawal, PE Engineering Project Manager/Associate Bush, Roed & Hitchings, Inc. 2009 Minor Avenue East Seattle, WA 98102 P: (206) 323-4144 F: (206) 323-7135 E: muiibk a(�.brhinc.com www.brhinc.com From: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> Date: July 10, 2017 at 1:48:20 PM PDT To: "rpatterson@Vintagehousing.com" <rpatterson@Vintagehousing.com> Subject: PL16-0062 - Comp Plan/Rezone for Vintage@Tukwila Ryan — Attached is the map that has been created for the application. I've circled two parcels that don't look logical from a mapping standpoint and identified where your conceptual site plan shows as the access point — which is the right of way for S. 109 Street and not the small lot fronting 47 Ave. S. Please fill out the "application page" with the new contact information for the three applications: http://www.tukwilawa.gov/wp-content/uploads/DCD-Apps-Comprehensive-Plan-Amendments.pdf - PAGE 5 http://www.tukwilawa.gov/wp-content/uploads/DCD-Apps-SEPA-Environmental-Review.pdf - PAGE 4 http://www.tukwilawa.gov/wp-content/uploads/DCD-Apps-Zoning-Code-Amendments.pdf - PAGE 3 Regards, Moira Carr Bradshaw Senior Planner Community Development Department 1 6300 Southcenter Boulevard,' Suite 100 Tukwila, WA 98188 M-Th 1 8:30 — 5:00 I (206) 4313651 The City of opportunity, the community of choice 2 / ' Moira Bradshaw From: Moira Bradshaw Sent: Wednesday, July 12, 2017 3:20 PM To: Ryan Patterson Subject: RE: PL16-0062 - Comp Plan/Rezone for Vintage@Tukwila Hi Ryan — I've got the Fire Marshall and the Program Manager for Sewer coming and I think it would be good for you to talk with them to understand the situation. As long as you are in town. Plus I'd like to discuss how to amend the existing application. Moira From: Ryan Patterson [mailto:rpatterson@Vintagehousing.com] Sent: Wednesday, July 12, 2017 2:30 PM To: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> Subject: Re: PL16-0062 - Comp Plan/Rezone for Vintage@Tukwila Moira, Thank you for the email. I think I understand what you are asking for. Do you feel that we should still meet or should we just adjust the application as outlined? Thanks Ryan Sent from my iPhone On Jul 10, 2017, at 1:48 PM, Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> wrote: Ryan — Attached is the map that has been created for the application. I've circled two parcels that don't look logical from a mapping standpoint and identified where your conceptual site plan shows as the access point — which is the right of way for S. 109 Street and not the small lot fronting 47 Ave. S. Please fill out the "application page" with the new contact information for the three applications: http://www.tukwilawa.gov/wp-content/uploacls/DCD-Apes-Comprehensive-Plan-Amendments.pdf - PAGE 5 http://www.tukwilawa.gov/wp-content/uploads/DCD-Apps-SEPA-Environmental-Review.pdf - PAGE 4 http://www.tukwilawa.gov/wp-content/uploads/DCD-Apps-Zoning-Code-Amendments.pdf - PAGE 3 Regards, Moira Carr Bradshaw Senior Planner Community Development Department 1 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 M-Th 1 8:30 — 5:00 I (206) 4313651 The City of opportunity, the community of choice <Suggested Map revisions.pdf' 2 Moira Bradshaw From: Ryan Patterson <rpatterson@Vintagehousing.com> Sent: Wednesday, July 12, 2017 2:30 PM To: Moira Bradshaw Subject: Re: PL16-0062 - Comp Plan/Rezone for Vintage@Tukwila Moira, Thank you for the email. I think I understand what you are asking for. Do you feel that we should still meet or should we just adjust the application as outlined? Thanks Ryan Sent from my iPhone On Jul 10, 2017, at 1:48 PM, Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> wrote: Ryan — Attached is the map that has been created for the application. I've circled two parcels that don't look logical from a mapping standpoint and identified where your conceptual site plan shows as the access point — which is the right of way for S. 109 Street and not the small lot fronting 47 Ave. S. Please fill out the "application page" with the new contact information for the three applications: http://www.tukwilawa.gov/wp-content/uploads/DCD-Apes-Comprehensive-Plan-Amendments.pdf - PAGE 5 http://www.tukwilawa.gov/wp-content/uploads/DCD-Apps-SEPA-Environmental-Review.pdf - PAGE 4 http://www.tukwilawa.gov/wp-content/uploads/DCD-Apps-Zoning-Code-Amendments.pdf - PAGE 3 Regards, Moira Carr Bradshaw Senior Planner Community Development Department 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 M-Th 1 8:30 — 5:00 I (206) 431 3651 The City of opportunity, the community of choice <Suggested Map revisions.pdf> 1 Moira Bradshaw From: Moira Bradshaw Sent: Monday, July 10, 2017 1:48 PM To: rpatterson@Vintagehousing.com Subject: PL16-0062 - Comp Plan/Rezone for Vintage@Tukwila Attachments: Suggested Map revisions.pdf Ryan — Attached is the map that has been created for the application. I've circled two parcels that don't look logical from a mapping standpoint and identified where your conceptual site plan shows as the access point — which is the right of way for S. 109 Street and not the small lot fronting 47 Ave. S. Please fill out the "application page" with the new contact information for the three applications: http://www.tukwilawa.Rov/wp-content/uploads/DCD-Apes-Comprehensive-Plan-Amendments.pdf - PAGE 5 http://www.tukwilawa.gov/wp-content/uploads/DCD-Apps-SEPA-Environmental-Review.pdf - PAGE 4 http://www.tukwilawa.gov/wp-content/uploads/DCD-Apps-Zoning-Code-Amendments.pdf - PAGE 3 Regards, Moira Carr Bradshaw Senior Planner Community Development Department 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 M-Th 1 8:30 — 5:00 I (206) 431 3651 The City of opportunity, the community of choice 1 e r 0 0 J 0 Pt Martin Luther King Junior r 0 7 gere �r. ay Sout VP 1P fep Cr Z tD et) N 117 3 CL v ea 3 3. Oct Xi at N. fl. 3 O I' tot xi 3 1 0 v ul ID Et sv r rt O Moira Bradshaw From: Sent: To: Cc: Subject: Carl Dominguez <cdominguez@Vintagehousing.com> Monday, July 10, 2017 1:22 PM Moira Bradshaw; Ryan Patterson Zachary Evans; skim@BSBDesign.com Vintage at Tukwila (Beacon Hill, WA) - Rezone Application Status Hi Moira, Thanks for reaching out. As discussed, my colleague Ryan Patterson will be able to address any issues regarding the rezone classification. To reach him directly, his number is 702-806-6860. You can include Ryan, myself, and those cc'd herein as points of contacts, and if you can kindly remove Chris Olson from your contact list. Best Regards, Carl Dominguez Project Manager Vintage Housing Development, Inc. 369 San Miguel Drive, Suite 135 Newport Beach, CA 92660 P: 949.721.6775 x212 F: 949.721.6776 CDominguez@vintagehousing.com 1 Moira Bradshaw From: Moira Bradshaw Sent: Thursday, June 29, 2017 5:01 PM To: rpatterson@Vintagehousing.com Subject: Vintage@ Tukwila Hi Ryan — I've been leaving messages for Chris Olson at Nystrom+olson and not having any luck in engaging him in a conversation. I contacted Zachary Evans, of BRH, who forwarded me on to you. I believe we met during the public meeting for this project. Would you like to be the applicant for this project? It would be helpful for us to have some correspondence transferring contact info. Please give me a call as soon as you can so we can move forward. I am in the office for a short while today and then back on Monday July 3, Kind regards, Moira Carr Bradshaw Senior Planner Community Development Department 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 M-Th 1 8:30 — 5:00 I (206) 4313651 The City of opportunity, the community of choice 1 -'N Ci y of Tukwila Allan Ekberg, Mayor Department of Community Development- Jack Pace, Director June 7, 2017 Chris Olson nystrom+olson architecture 502 W. Riverside, Suite 200 Spokane, WA 99201 Subject: Vintage Tukwila -Project File # PL16-0062 Dear Mr. Olson, Enclosed are development review comments from the Public Works Department that primarily pertain to future development of the conceptual development proposal for the subject site. Regards, Moira Carr Bradshaw Senior Planner Enclosure Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov MEMORANDUM www.tukwila@tukwilawa.gov Development Guidelines and Design and Construction Standards TO: PLANNING DEPT. — Moira Bradshaw, Senior Planner Obthet FROM: PUBLIC WORKS DEPT. — David McPherson, Development Engineer DATE: May 26, 2017 SUBJECT: Vintage at Tukwila adjacent to 10831 47th Ave. South TL nos. 334840-1800, 334840-1800, 334840-1800, 334840-1800, 687420-0530 SEPA, Comp. Plan Amend. & Rezone, and Miscellaneous Comments SEPA — E17-0002 1. Provide a completed Traffic Concurrency Certificate Application. Test Fee is $12,000.00 based on greater than 60 residential units; due at issuance of first Land Use permit. (see enclosed application) 2. A Transportation Impact Fee applies to the future Building permit (see PW Bulletin A3 - enclosed). Transportation Impact Fee based on 247 Senior Housing dwelling units (Multi Family) in Zone 4 at $335.95 per dwelling unit = $82,979.65; due at issuance of future Building permit(s). Transportation Impact Fee may be reduced based on information provided by the Applicant (Trip Generation Analysis by a Washington State Licensed Professional Engineer) that confirms the New Weekday PM Peak Hour Trips generated for this project. 3. Provide a Traffic Impact Analysis Report by a Washington State Licensed Professional Engineer (Transportation Engineer). 4. Project to comply with Geotechnical Engineering Study, by Earth Solutions NW, LLC, dated December 30, 2016; and subsequent geotechnical reports / evaluations. Geotechnical peer review may be required and paid for by the Owner/Applicant. 5. Project will require a completed Notice of Intent (NOI) application form — Construction Stormwater General Permit to the Washington State Department of Ecology. 6. City of Tukwila by Ordinance has adopted Low Impact Development (LID) - Washington State Department of Ecology on January 1, 2017. Developers required to install/construct Low Impact Development (LID); including rain gardens, bio-retention facilities, pervious pavement, etc.. 7. This project will require written Hydraulic Project Approval (HPA) from the Washington Department of Fish and Wildlife (WDFW). 8. Street improvements are required within S. 109`'' Street entrance and within 47th Ave. South (adjacent to the East property line). Street improvements may include; curb, gutter, sidewalk, asphalt pavement, storm drainage, street lights, and streetscape. Page 1 of 3 f 1 The Environmental Checklist should be revised as follows: B. ENVIRONMENTAL ELEMENTS 14. TRANSPORTATION d. Street improvements are required within S. 109th Street entrance and within 47th Ave. South (adjacent to the East property line). Comp. Plan Amend. & Rezone — L16-0083 1. Provide a completed Traffic Concurrency Certificate Application. Test Fee is $12,000.00 based on greater than 60 residential units; due at issuance of first Land Use permit. (see enclosed application) 2. A Transportation Impact Fee applies to the future Building permit (see PW Bulletin A3 - enclosed). Transportation Impact Fee based on 247 Senior Housing dwelling units (Multi Family) in Zone 4 at $335.95 per dwelling unit = $82,979.65; due at issuance of future Building permit(s). Transportation Impact Fee may be reduced based on information provided by the Applicant (Trip Generation Analysis by a Washington State Licensed Professional Engineer) that confirms the New Weekday PM Peak Hour Trips generated for this project. 3. Provide a Traffic Impact Analysis Report by a Washington State Licensed Professional Engineer (Transportation Engineer). 4. Street improvements are required within S. 109th Street entrance and within 47`' Ave. South (adjacent to the East property line). Street improvements may include; curb, gutter, sidewalk, asphalt pavement, storm drainage, street lights, and streetscape. 5. Project to comply with Geotechnical Engineering Study, by Earth Solutions NW, LLC, dated December 30, 2016; and subsequent geotechnical reports / evaluations. Geotechnical peer review may be required and paid for by the Owner/Applicant. 6. City of Tukwila by Ordinance has adopted Low Impact Development (LID) - Washington State Department of Ecology on January 1, 2017. Developers required to install/construct Low Impact Development (LID); including rain gardens, bio-retention facilities, pervious pavement, etc.. 7. Project will require a completed Notice of Intent (NOl) application form — Construction Stormwater General Permit to the Washington State Department of Ecology. 8. This project will require written Hydraulic Project Approval (HPA) from the Washington Department of Fish and Wildlife (WDFW). Miscellaneous Comments 1. Public Works will prepare and Owner shall sign with Notary, a Storm Water Covenant and Maintenance Agreement. City will sign with Notary and have the document recorded at the King County Office of Records. (As part of future Public Works (or) Building permit.) Page 2 of 3 2. Street infrastructure within Public Right -of -Way is to be part of a turnover process and on City of Tukwila forms. Public Works will prepare forms, for the Owner(s) signature. (As part of future Public Works permit.) 3. All utilities are required to be underground, per City ordinance. 4. Owner shall sign with Notary, a Sensitive Areas Ordinance Hold Harmless Agreement to be prepared by Public Works. Agreement will be recorded at King County, after Mayor signs the document. (Submit signed agreement at least ten (10) days prior to expected final short plat recording, as City must have time to process this document). Public Works contacts for utilities information. Ryan Larson, P.E. (Senior Surface Water Engineer) City of Tukwila Public Works Department (206) 431-2456 ryan.larson@tukwilawa.gov Mike Cusick, P.E. (Senior Utilities Engineer) City of Tukwila Public Works Department (206) 431-2441 michael.cusick@tukwilawa.gov Page 3 of 3 Moira Bradshaw From: ktrinh83703@gmail.com Sent: Sunday, May 7, 2017 8:23 PM To: Moira Bradshaw Cc: jesseb@jesseb.com; romilios@aol.com Subject: File #PL16-0062 Zoning Map Change from LDR to HDR - 47th Avenue S. Dear Moira, I was not able to make it to the Public Meeting that was held on May 2, 2017 in regards to Vintage at Tukwila Project, but I would like to attend the Public Hearing before the City Council when it is scheduled. If the Zoning Map is changed from LDR to HDR to have a few hundred apartment units built and to have the little lot on 47th Avenue South served as an entrance and/or exit to the apartments, it would kill my quiet, dead-end street neighborhood. There are only six houses on my street. I have lived at 10729 47th Avenue South for 15 years, and I walk my dogs on my quiet street every day. My neighbors' children run around and play in the street, riding their bikes or scooters, and even sledding down the hill during the snow. The adults take a walk up and down the street for their minimum daily exercise. Life here has been so beautiful, like country living. There is no way that 47th Avenue S. can handle the mass traffic from the tenants of the apartments and their visitors. People from my neighborhood won't even dare to take a walk on this street any more, and the children will have to be kept inside so that cars don't run over us. I would like to protest against this request to change from LDR to HDR. Would you please let me know what I need to do....what forms to fill out and how many signatures required, etc... Thank you so much for your help, Moira. Sincerely, Kim Nguyen (206)779-8525 1 Moira Bradshaw From: ktrinh83703@gmail.com Sent: Sunday, May 7, 2017 8:23 PM To: Moira Bradshaw Cc: jesseb@jesseb.com; romilios@aol.com Subject: File #PL16-0062 Zoning Map Change from LDR to HDR - 47th Avenue S. Dear Moira, I was not able to make it to the Public Meeting that was held on May 2, 2017 in regards to Vintage at Tukwila Project, but I would like to attend the Public Hearing before the City Council when it is scheduled. If the Zoning Map is changed from LDR to HDR to have a few hundred apartment units built and to have the little lot on 47th Avenue South served as an entrance and/or exit to the apartments, it would kill my quiet, dead-end street neighborhood. There are only six houses on my street. I have lived at 10729 47th Avenue South for 15 years, and I walk my dogs on my quiet street every day. My neighbors' children run around and play in the street, riding their bikes or scooters, and even sledding down the hill during the snow. The adults take a walk up and down the street for their minimum daily exercise. Life here has been so beautiful, like country living. There is no way that 47th Avenue S. can handle the mass traffic from the tenants of the apartments and their visitors. People from my neighborhood won't even dare to take a walk on this street any more, and the children will have to be kept inside so that cars don't run over us. I would like to protest against this request to change from LDR to HDR. Would you please let me know what I need to do....what forms to fill out and how many signatures required, etc... Thank you so much for your help, Moira. Sincerely, Kim Nguyen (206)779-8525 i Public Meeting 5/2/17--Sign-In Sheet ---COMP PLAN / REZONE REQUEST - Vintage Tukwila . who N Q>i go dam. Ue'd • A. E. ��A d V 3, A ti Email CJ .. V -1 5 •J la Name N r f� f. L A ' Moira Bradshaw From: Sent: To: Subject: Moira Bradshaw Monday, April 24, 2017 11:06 AM Jesse Braswell Re: Zoning Map change from LDR to HDR - 47th Ave. S Jesse - Thank you for persisting in your efforts to respond to the Notice of Application. Your comments are noted and will be part of the record. I am forwarding your question to the City Engineer. He can respond to the access question onto Martin Luther King Jr. Boulevard. There has not been a transportation analysis other than a SEPA checklist and the responses to the general questions about transportation impact as this is a "non - project" action. You are welcome to come by the office to review the information that has been submitted or you may review it at the meeting. I'll look forward to meeting you at the public meeting. The May 2 meeting City Council but is an opportunity to meet with the applicant and ask them This request is a quasi-judicial action and the decision makers - the Tukwila speak to anyone about the proposal until the public hearing, which has not is not the public hearing before the about their proposal. City Council - are not allowed to yet been scheduled. Please feel free to call or stop by and I will be happy to walk through the process with you. Kind regards, Moira Carr Bradshaw From: Jesse Braswell <jesseb@jesseb.com> Sent: Saturday, April 22, 2017 9:00:17 AM To: Wynetta Bivens Cc: Moira Bradshaw Subject: Zoning Map change from LDR to HDR - 47th Ave. S To the Community Development department: I received a post card and tried to email Moira Bradshaw but it seems the email is incorrect. moira.bradshaw@tukwkilawa.gov By looking at the planning email I believe there was a typo on the post card. Thanks you, Jesseb Dear Moira, So how can I get a petition going to stop this? We (my neighbors and I) live on a very quiet street with kids playing in the street. We are not for this in any way! 1 Plus it looks like to me the city would deed to widen the street (if this happens), add sidewalks and a stop light at the corner to even make this a possibility. Looking at the map all the traffic from this project would dump out on to 47th Ave. South which at the moment cannot handle mass traffic. Especially if the project will buiild 200 or 300 apartment units. With that amount we would have an increase of the that count in cars if not more. Most likely the traffic would be double because there will be more occupants than apartments. City of Tukwila Notice of Application —April 19, 2017 SEPA Decision and Comprehensive Plan Map Amendment and Zoning Map change from Low Density Residential (LDR) to High Density Residential (HDR) Project Name: Vintage at Tukwila Fite a: Pt.36-0062 Tax Parcel Is: 6874200530; 3348401800;3348401810; 3348401820, 3348401860: Located to the west & behind 10739 & 10831 47th Ave S. App1 tant- Chris Olson, nystrom+olson Property Owner James and Sherry Raisbeck Project Planner. Moira Bradshaw at morra.bradsh4wiFtukwkilawa.gov or 206-431- 3651 Project Description: This application is to change the Comprehensive Plan and Zoning Code land use and zoning designations from low density residential {LDA I to high density resldennal IHDR) Public. Meeting: Your review and comments on the project are requested: Meet the applicant and review the proposal. When: Tuesday, May 2, 2017 Time: Come anytime between 4-00-6:00 p m. Where- Foster Conference Room, City of Tukwila Office of Community Development, Suite 100; 6300 5outhcenter BG; Tukwila, WA 98188 Public Comment Period Comments may also be delivered to: • Tukwila Department of Community Development, 6300 Southcenter Blvd, Suite 100; Tukwila, WA 98188 • By the deadline of 5:00 p.m. on May 10, 2017 You may view the application, request a copy of any decison, comment on the project, and learn your appeal rights by contacting the project planner, or by visiting our office, which is listed above. We are open Monday through Friday, 8.30 am to 5.00 pm Can you direct me to someone that can help us put together a petition to present at the May 2nd meeting? If the project (Vintage at Tukwila) would exit on to Martin Luther King Way this could all be avoided. Is that a possibility? Thank you for your time. Best, Jesseb 10719 47th Ave. S Tukwila, WA 98178 2 Jesseb@jesseb.com Think green — don't print If you print — print to OneNote Then you have the power of search 5/2/2017 <D Reply I v r , FW: Zoning Map change from LDR to HDR - 47th k',S ® Delete Junk l v ••• 2t FW: Zoning Map change from LDR to HDR - 47th Ave. S WB Wynetta Bivens Tue 4/25, 2:08 PM Moira Bradshaw Deleted Items From: Jesse Braswell [mailto:jesseb@jesseb.com] Sent: Saturday, April 22, 2017 9:00 AM To: Wynetta Bivens <Wynetta.Bivens@TukwilaWA.gov> Cc: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> Subject: Zoning Map change from LDR to HDR - 47th Ave. S To the Community Development department: I received a post card and tried to email Moira Bradshaw but it seems the email is incorrect. moira.bradshawPtukwkilawa.gov By looking at the planning email I believe there was a typo on the post card. Thanks you, Jesseb Dear Moira, +� <j Reply I v So how can I get a petition going to stop this? We (my neighbors and I) live on a very quiet street with kids playing in the street. We are not for this in any way! Plus it looks like to me the city would need to widen the street (if this happens), add sidewalks and a stop light at the corner to even make this a possibility. Looking at the map all the traffic from this project would dump out on to 47th Ave. South which at the moment cannot handle mass traffic. Especially if the project will build 200 or 300 apartment units. With that amount we would have an increase of the that count in cars if not more. Most likely the traffic would be double because there will be more occupants than apartments. https://outlook.office365.com/owa/projection.aspx 1/2 5/2/2017 ' FW: Zoning Map change from LDR to HDR - 47th/Pr. S <1 Reply I v ill Delete Junk I v City of Tukwila Notice 0f Application —April 19, 2017 SEPA Decision and Comprehensive Plan Map Amendment and Zoning Map change From Low Density Residential (LDR) to High Density Residential (HDR) Project Name: Vintage at Tukwila fife N; P1.16-0062 Tax Parcel Ns: 6874200530; 334840130;33484o181tk 3346401820; 3348401860; Located to the west & behind 10739 & 10831470 Ave S. Applbcant Chris Olson, nystram+olson Property Owner; James and Sherry Raisbeck Project Planner Moira Bradshaw at moira.UradshawC tukwkllawa.govor 206-431• 3651 Project Description; This application Is to change the Comprehensive Plan and Zoning Code land use and zoning designations from low density residential (LDR/ to high dcrwty residential (MDR) Public Meeting: Your review and comments on the project are requested; Meet the applicant and review the proposal. When: Tuesday, May 2, 2017 Time: tome anytime between 4 00-6:00 p rn. Where- Foster Conference Room, City of Tukwila Office of Community Development, Suite 100; 6300 Southcenter Bl.; Tukwila, WA 98188 PApe comment Period Comments may also be delivered to: ! TuirwIla Department of Community Development; 6300 Southcentet Blvd, Suite 100; Tukwila, WA 98188 ! By the deadline of5:00p.m.onMay 10,2017 r • You may view the application, request a copy of,any decision. cilmment on the project anti learn your appeal rights by contacting the project planner, or by visiting our Mice, which is liab ,ibove_ We are open Monday through frlday, 8;30 am to 5:00 pm Can you direct me to someone that can help us put together a petition to present at the May 2nd meeting? If the project (Vintage at Tukwila) would exit on to Martin Luther King Way this could all be avoided. Is that a possibility? Thank you for your time. Best, Jesseb 10719 47th Ave. S Tukwila, WA 98178 JessebPiesseb.com Think green — don't print If you print — print to OneNote Then you have the power of search https://outlook.office365.com/owa/projection.aspx 2/2 Moira Bradshaw From: Moira Bradshaw Sent: Wednesday, April 19, 2017 5:54 PM To: Carl Dominguez Cc: Ryan Patterson; Chris Olson; Bob Vralsted Subject: RE: Vintage @Tukwila Attachments: Half Sheet postcard NOA.pub; Notice of application.doc The site was posted and surrounding property owners and tenants were mailed the above card. We will see you on the 2 of May. Please call or email me if you have any questions. Regards, Moira Carr Bradshaw Senior Planner Community Development Department 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 M-Th 18:30 — 5:00 I (206) 4313651 the City of opportunity, the community of choice From: Carl Dominguez [mailto:cdominguez@Vintagehousing.com] Sent: Monday, April 10, 2017 5:31 PM To: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> Cc: Ryan Patterson <rpatterson@Vintagehousing.com>; Chris Olson <olson@nystromolson„com>; Bob Vralsted <vralsted@nystromolson.com> Subject: RE: Vintage @Tukwila Hello Moira, Providing you notice that we have made contact with Fast Signs and have begun the process to prepare the public notice board. You can expect for them to contact you to finish processing the order. Please let us know if you need additional information. Thanks, Carl Dominguez Project Manager Vintage Housing Development, Inc. 369 San Miguel Drive, Suite 135 Newport Beach, CA 92660 P: 949.721.6775 x212 F: 949.721.6776 1 CDominguez@vintagehousing.com From: Bob Vralsted [mailto:vralsted@nystromolson.com] Sent: Thursday, April 06, 2017 1:43 PM To: Carl Dominguez <cdominguez@Vintagehousing.com> Cc: Ryan Patterson<rpatterson@Vintagehousing.com>; Chris Olson <olson@nystromolson.com> Subject: FW: Vintage @Tukwila Hi Carl, Please see the attached letter of completeness for the Vintage Tukwila Comprehensive Plan Amendment package. In it you will find instructions for contacting Fast Signs which is the next step in the process. Thanks, Bob n+o Robert Vratsted Project Manager nraItref (. aprtromo ton eu17 502 W Riverside, suite 200 Spokane WA 99201 USA (509) 328 6464 14 1 14 'Mr ferrI tfrm 4 uni From: Moira Bradshaw [mailto: Moira.Bradshaw@TukwilaWA.gov] Sent: Thursday, April 06, 2017 1:16 PM To: Bob Vralsted Subject: Re: Vintage @Tukwilla unsigned but give you notice of need to contact Fast Signs. Thanks From: Moira Bradshaw Sent: Thursday, April 6, 2017 1:14:28 PM To: Bob Vralsted Subject: Re: Vintage @Tukwila thanks Bob - Pm waiting to hear on the space at the Community Center - Thanks for getting back to me. 2 f 1 f� Moira Bradshaw From: Moira Bradshaw Sent: Wednesday, April 19, 2017 5:54 PM To: Carl Dominguez Cc: Ryan Patterson; Chris Olson; Bob Vralsted Subject: RE: Vintage @Tukwila Attachments: Half Sheet postcard NOA.pub; Notice of application.doc The site was posted and surrounding property owners and tenants were mailed the above card. We will see you on the 2 of May. Please call or email me if you have any questions. Regards, Moira Carr Bradshaw Senior Planner Community Development Department 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 M-Th 18:30 — 5:00 I (206) 4313651 The City of opportunity, the community of choice From: Carl Dominguez [mailto:cdominguez@Vintagehousing.com] Sent: Monday, April 10, 2017 5:31 PM To: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> Cc: Ryan Patterson <rpatterson@Vintagehousing.com>; Chris Olson <olson@nystromolson.com>; Bob Vralsted <vra lsted @ nystromolson.com> Subject: RE: Vintage @Tukwila Hello Moira, Providing you notice that we have made contact with Fast Signs and have begun the process to prepare the public notice board. You can expect for them to contact you to finish processing the order. Please let us know if you need additional information. Thanks, Carl Dominguez Project Manager Vintage Housing Development, Inc. 369 San Miguel Drive, Suite 135 Newport Beach, CA 92660 P: 949.721.6775 x212 F: 949.721.6776 1 CDominguez@vintagehousing.com From: Bob Vralsted [mailto:vralsted@nystromolson.com] Sent: Thursday, April 06, 2017 1:43 PM To: Carl Dominguez <cdominguez@Vintagehousing.com> Cc: Ryan Patterson<rpatterson@Vintagehousing.com>; Chris Olson <olson@nystromolson.com> Subject: FW: Vintage @Tukwila Hi Carl, Please see the attached letter of completeness for the Vintage Tukwila Comprehensive Plan Amendment package. In it you will find instructions for contacting Fast Signs which is the next step in the process. Thanks, Bob n+o Robert Vralsted Project Manager rrabrr o...ryrtrarrolurwr.rvra 502 W Riverside. suite 200 Spokane WA 99201 USA (509) 328 6464 Y•�C'h'. a}7rrturiabUa.4 ooa From: Moira Bradshaw[mailto:Moira.Bradshaw@TukwilaWA.gov] Sent: Thursday, April 06, 2017 1:16 PM To: Bob Vralsted Subject: Re: Vintage @Tukwila unsigned but give you notice of need to contact Fast Signs. Thanks From: Moira Bradshaw Sent: Thursday, April 6, 2017 1:14:28 PM To: Bob Vralsted Subject: Re: Vintage @Tukwila thanks Bob - I'm waiting to hear on the space at the Community Center - Thanks for getting back to me. 2 A letter of completeness will com;..✓hen our scanner is working '^ From: Bob Vralsted <vralsted@nystromolson.com> Sent: Thursday, April 6, 2017 12:03:06 PM To: Moira Bradshaw Cc: Mujib Kamawal; Chris Olson Subject: RE: Vintage @Tukwila Hi Moira, I had a chance to speak with the owner and May 2nd from 4-6 works for us. Please let us know when you finalize the day/time. Thanks, Bob n+o Robert Vralsted Project Manager urNllred6.0 :rowoLu.u. COIN 502 W Riverside, suite 200 Spokane WA 99201 USA (509) 328 6464 aquvr,n rronvoboN.cum From: Moira Bradshaw[mailto:Moira.Bradshaw@TukwilaWA.gov] Sent: Thursday, April 06, 2017 11:41 AM To: Bob Vralsted Cc: Mujib Kamawal Subject: Vintage @Tukwila Hi - I've sent Chris Olson an email about scheduling the required public meeting and hearing for the above project. I'm wondering if you have May 2 available from 4-6. I'm looking to see if the Tukwila Community Center is available. Moira Carr Bradshaw Senior Planner Community Development Department 3 Tukwila, WA 98188 (206) 431 3651 www.tukwilawa.gov The City of opportunity, the community of choice 4 Moira Bradshaw From: Carl Dominguez <cdominguez@Vintagehousing.com> Sent: Monday, April 10, 2017 5:31 PM To: Moira Bradshaw Cc: Ryan Patterson; Chris Olson; Bob Vralsted Subject: RE: Vintage @Tukwila Attachments: Complete letter complete.docx Hello Moira, Providing you notice that we have made contact with Fast Signs and have begun the process to prepare the public notice board. You can expect for them to contact you to finish processing the order. Please let us know if you need additional information. Thanks, Carl Dominguez Project Manager Vintage Housing Development, Inc. 369 San Miguel Drive, Suite 135 Newport Beach, CA 92660 P: 949.721.6775 x212 F: 949.721.6776 CDominguez@vintagehousing.com From: Bob Vralsted [mailto:vralsted@nystromolson.com] Sent: Thursday, April 06, 2017 1:43 PM To: Carl Dominguez <cdominguez@Vintagehousing.com> Cc: Ryan Patterson <rpatterson@Vintagehousing.com>; Chris Olson <olson@nystromolson.com> Subject: FW: Vintage @Tukwila Hi Carl, Please see the attached letter of completeness for the Vintage Tukwila Comprehensive Plan Amendment package. In it you will find instructions for contacting Fast Signs which is the next step in the process. Thanks, Bob 1 / n+o Robert VMFslod Project Manager t-r.:Gtrit+:tYurumritan 502 W Riverside, suite 200 Spokane WA 99201 USA (509) 328 6464 as t, A.' ny..11 1,10hcH.tQara From: Moira Bradshaw[mailto:Moira.Bradshaw@TukwilaWA.gov] Sent: Thursday, April 06, 2017 1:16 PM To: Bob Vralsted Subject: Re: Vintage @Tukwila unsigned but give you notice of need to contact Fast Signs. Thanks From: Moira Bradshaw Sent: Thursday, April 6, 2017 1:14:28 PM To: Bob Vralsted Subject: Re: Vintage @Tukwila thanks Bob - I'm waiting to hear on the space at the Community Center - Thanks for getting back to me. A letter of completeness will come when our scanner is working -� From: Bob Vralsted <vralsted@nystromolson.com> Sent: Thursday, April 6, 2017 12:03:06 PM To: Moira Bradshaw Cc: Mujib Kamawal; Chris Olson Subject: RE: Vintage @Tukwila Hi Moira, I had a chance to speak with the owr,—and May 2nd from 4-6 works for us. Ple8,_ret us know when you finalize the day/time. Thanks, Bob fl+o Robert Vra!sted Project Manager I'rdL,,Nd(n.tjYlreOM,L ,.t'rn 502 W Riverside, Suite 200 Spokane WA 99201 USA (509) 328 6464 irtore ly tramohon om From: Moira Bradshaw[mailto:Moira.Bradshaw@TukwilaWA.gov] Sent: Thursday, April 06, 2017 11:41 AM To: Bob Vralsted Cc: Mujib Kamawal Subject: Vintage @Tukwila Hi - I've sent Chris Olson an email about scheduling the required public meeting and hearing for the above project. I'm wondering if you have May 2 available from 4-6. I'm looking to see if the Tukwila Community Center is available. Moira Carr Bradshaw Senior Planner Community Development Department Tukwila, WA 98188 (206) 431 3651 www.tukwilawa.gov The City of opportunity, the community of choice 3 Moira Bradshaw From: Sent: To: Cc: Subject: Attachments: Carl Dominguez <cdominguez@Vintagehousing.com> Monday, April 10, 2017 5:31 PM Moira Bradshaw Ryan Patterson; Chris Olson; Bob Vralsted RE: Vintage @Tukwila Complete letter complete.docx Hello Moira, Providing you notice that we have made contact with Fast Signs and have begun the process to prepare the public notice board. You can expect for them to contact you to finish processing the order. Please let us know if you need additional information. Thanks, Carl Dominguez Project Manager Vintage Housing Development, Inc. 369 San Miguel Drive, Suite 135 Newport Beach, CA 92660 P: 949.721.6775 x212 F: 949.721.6776 CDominguez@vintagehousing.com From: Bob Vralsted[mailto:vralsted@nystromolson.com] Sent: Thursday, April 06, 2017 1:43 PM To: Carl Dominguez <cdominguez@Vintagehousing.com> Cc: Ryan Patterson<rpatterson@Vintagehousing.com:>; Chris Olson <olson@nystromolson.com> Subject: FW: Vintage @Tukwila Hi Carl, Please see the attached letter of completeness for the Vintage Tukwila Comprehensive Plan Amendment package. In it you will find instructions for contacting Fast Signs which is the next step in the process. Thanks, Bob 1 n+o Robert Vrateted Project Manager F•rJbWd(• :rY'1tr,nr�n W. );, , t,,- 502 W Riverside, suite 200 Spokane WA 99201 USA (509) 328 6464 at Frr. tor erri m athm,t a+n From: Moira Bradshaw[mailto:Moira.Bradshaw@TukwilaWA.gov] Sent: Thursday, April 06, 2017 1:16 PM To: Bob Vralsted Subject: Re: Vintage @Tukwila unsigned but give you notice of need to contact Fast Signs. Thanks From: Moira Bradshaw Sent: Thursday, April 6, 2017 1:14:28 PM To: Bob Vralsted Subject: Re: Vintage @Tukwila thanks Bob - I'm waiting to hear on the space at the Community Center - Thanks for getting back to me. A letter of completeness will come when our scanner is working From: Bob Vralsted <vralsted@nystromolson.com> Sent: Thursday, April 6, 2017 12:03:06 PM To: Moira Bradshaw Cc: Mujib Kamawal; Chris Olson Subject: RE: Vintage @Tukwila Hi Moira, I had a chance to speak with the owh..rand May 2nd from 4-6 works for us. Please -,et us know when you finalize the day/time. Thanks, Bob 11+0 Robert Vralsted Project Manager rr,:Grrlolau.iota 502 W Riverside,, suite 200 Spokane WA 99201 USA (509) 328 6464 riprromaboa.ion; From: Moira Bradshaw[mailto:Moira.Bradshaw@TukwilaWA.gov] Sent: Thursday, April 06, 2017 11:41 AM To: Bob Vralsted Cc: Mujib Kamawal Subject: Vintage @Tukwila Hi - I've sent Chris Olson an email about scheduling the required public meeting and hearing for the above project. I'm wondering if you have May 2 available from 4-6. I'm looking to see if the Tukwila Community Center is available. Moira Carr Bradshaw Senior Planner Community Development Department Tukwila, WA 98188 (206) 431 3651 www.tukwilawa.gov The City of opportunity, the community of choice 3 Moira Bradshaw From: Moira Bradshaw Sent: Thursday, April 6, 2017 11:07 AM To: vralsted@nystromolson.com Subject: Vintage @ Tukwila Bob - Mujib suggested that you might be a good contact for the above project. I sent an email to Chris Olson asking about setting up the required public meeting on May 2 - Tuesday. Is that doable for you? I was looking to see if there is space at the Tukwila Community Center. Moira Carr Bradshaw Senior Planner Community Development Department Tukwila, WA 98188 (206) 431 3651 www.tukwilawa.gov The City of opportunity, the community of choice 1 Moira Bradshaw From: Mujib Kamawal <MujibK@brhinc.com> Sent: Thursday, April 6, 2017 11:01 AM To: Moira Bradshaw Subject: RE: Vintage Tukwila - Project File #PL16-0062 Moira, You can email Bob and I for any communications with this project. Bob Vralsted vralsted(a)nystromolson.com Thanks, Mujib From: Moira Bradshaw [mailto:Moira.Bradshaw@TukwilaWA.gov] Sent: Tuesday, March 14, 2017 4:04 PM To: Mujib Kamawal <MujibK@brhinc.com> Subject: Re: Vintage Tukwila - Project File #PL16-0062 Just the revised materials. From: Mujib Kamawal <MuiibK@brhinc.com> Sent: Tuesday, March 14, 2017 2:46:35 PM To: Moira Bradshaw Subject: RE: Vintage Tukwila - Project File #PL16-0062 Thanks Moira, One last question, do I just need to resubmit the revised materials or the whole package? Thanks, ti i,x`r Z "z i' RH-1 Ceiretrultin, 50 ) ai Mujib Kamawal, PE Engineering Project Manager/Associate Bush, Roed & Hitchings, Inc. 2009 Minor Avenue East Seattle, WA 98102 P: (206) 323-4144 F: (206) 323-7135 E: mujibk@brhinc.com www.brhinc.com From: Moira Bradshaw [mailto:Moira.Bradshaw@TukwilaWA.gov] Sent: Tuesday, March 14, 2017 12:28 PM To: Mujib Kamawal <MujibK@brhinc.com> Subject: Re: Vintage Tukwila - Project File #PL16-0062 Dear Mujib - Yes, the proposed COMP Plan Map and Zoning Code Map amendments is a nonproject action and requires the last section of the Checklist to be completed. Please respond by comparing the difference in impacts associated with the requested zone versus the existing zoning. The SEPA checklist fee is $1866.90 The City can take cash, check or credit card. Below is a link to the SEPA handbook http://www.ecy.wa.gov/programs/sea/sepa/handbk/hbch04.html SEPA Hand000k: Chapter 4 - Washincton State www.ecy.wa.gov SEA Program Home > SEPA Home > SEPA Handbook Online > Chapter 4 - Nonproject Review. 4. Nonproject Review. Chapter Contents. 4.1. Kind regards, Moira Bradsaw From: Mujib Kamawal <MuiibK@brhinc.com> Sent: Tuesday, March 14, 2017 8:36:41 AM To: Moira Bradshaw Subject: Vintage Tukwila - Project File #PL16-0062 Moira, Hi, we are wrapping up our responses to your attached Comment letter for our comp plan amendment. I've also attached a nearly complete sepa checklist. I had a couple quick questions. I left you a message this morning as well. 1. On the last 3 pages of the SEPA there is a Supplemental sheet for non -project proposals. Is that something we need to fill out? Not clear if "Zoning Code Text Changes" is the same as our comp plan amendment. 2. What is the fee? The fee list on the website lists several different SEPA fees. And methods of payment? Thanks for your help! Feel free to call back or respond here. ex H, Ea F.x0 ,••••••■•_ m BRH n C.elerrarury 50 ?irns 2 Mujib Kamawal, PE Engineering Project Manager/Associate Bush, Roed & Hitchings, Inc. 2009 Minor Avenue East Seattle, WA 98102 P: (206) 323-4144 F: (206) 323-7135 E: mujibk@brhinc.com www.brhinc.com 3 T Bush, Roed & Hitchings, Inc. rim Civil Engineers/Land Surveyors ��� 2009 Minor Avenue East Seattle, WA 98102 BRH Phone: (206) 323-4144 Fax: (206) 323-7135 To: City of Tukwila Attn: Moira Carr Bradshaw Senior Planner 6200 Southcenter Boulevard Tukwila, WA 98188 Letter of Transmittal Date: 4/03/2017 Job No.: 2015136.01 Re: Vintage Tukwila Project File #PL16-0062 WE ARE SENDING YOU ATTACHED via HAND DELIVERY the following items:: ® Prints ❑ Mylars ❑ Contracts ❑ Calculations COPIES DATE NO. ❑ Digital Media ❑ Legal documents DESCRIPTION ❑ Specifications ❑ Other 1 4/03/2017 1 Revised Comp Plan Amendment Application 1 4/03/2017 2 Revised Project Description & Analysis 1 4/03/2017 3 Revised Affidavit of Ownership 1 4/03/2017 4 Revised Legal Description 1 4/03/2017 5 Comment Response Letter 1 4/03/2017 6 Original Comment Letter THESE ARE TRANSMITTED as checked below: ❑ For approval ❑ For your use ❑ As requested Remarks: Copy To: RECEIVED .. CITY OF TUKWILA ❑ For review and comment ❑ For execution and return ® For submittal APR 0 3 2017 SIGNED: PERMIT CENTER ❑ For your information ❑ For your file ❑ Other M trstg KAAAAL0A .Y4 1.1 PM Signature City (if Tukwila r ! REVISION SUBMITTAL Department of Community Development PLANNING DIVISION 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Revision submittals must be submitted in person at the Permit Center, ACCOMPANIED BY RESPONSE DOCUMENTS AND THIS COMPLETED FORM. Revisions will not be accepted through the mail, email, fax, etc. Date: 11 ; f zc r-r Project Name: Project Address: Project Contact: City Planner: Permit Number: PL. (( — co wz. kri• cL 011( 0,Zakoh4k) Contact Phone number: 60s- 040 PLEASE ATTACH A COPY OF ANY LETTER REQUESTING CORRECTIONS / ADDITIONAL INFORMATION ❑ Response to Preliminary Approval Response to letter requesting additional information (Please attach a copy of the letter) ❑ Final Short Plat Submittal 1R __ \-1\S ?fa) :\QC k f eSCr 'toc\ ) ROL y S Summary of revision/response submittal: `>e,\y d Cmip P n 1A‘Nestits\i4-- &- ` Nev ,si2A �f ,day' owN...t c q r' L ,� `C ,cx-;p*or` 5) CoNNt\.›-tom CZ2.S()arE Q O ray 4Ak - I ee� Received at the City of Tukwila Permit Center by: Entered in TRAKiT on RECEIVED CITY OF TI 1kWIL1 3 PERMIT CENTER W:\Users\Teri\Templates-Forms\Revision Submittal Form.doc SITE NOTES SITE ADDRESS: VICINITY OF MARTIN LUTHER KING JR WAY & S. RYAN WAY TUKWILA, WA TAX ACCOUNT NO.: 334840-1800-07 334840-1810-05 334840-1820-03 334840-1860-04 687420-0530-05 ZONING: LDR - LOW DENSITY RESIDENTIAL ZONING AGENCY: CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 SOUTH CENTER BOULEVARD TUKWILA, WA 98188 (206) 431-3670 FAX: (206) 431-3665 SETBACKS: CURRENT SETBACK REQUIREMENTS SUBJECT TO SITE PLAN REVIEW. CURRENT SETBACKS MAY DIFFER FROM THOSE IN EFFECT DURING DESIGN/CONSTRUCTION OF EXISTING IMPROVEMENTS. THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY BY THE GOVERNING JURISDICTION INDICATES THAT STRUCTURES ON THIS PROPERTY COMPLIED WITH MINIMUM SETBACK AND HEIGHT REQUIREMENTS FOLLOWING CONSTRUCTION. FLOOD ZONE: THIS SITE APPEARS ON NATIONAL FLOOD INSURANCE RATE MAP, DATED MAY 16, 1995, COMMUNITY PANEL NO. 53033C0645F, AND IS SITUATED IN ZONE "X", AREA DETERMINED TO BE OUTSIDE THE 500-YEAR FLOODPLAIN. HORIZONTAL DATUM: 83/91 VERTICAL DATUM: NAV 88 AREA: SITE AS SHOWN CONTAINS 461,153 SQUARE FEET OR 10.5866 ACRES, MORE OR LESS. PARKING SPACE COUNT: PARKING SPACES TOTAL 0 INCLU:DING 0 DISABLED PARKING SPACES. SUBSTRUCTURES: BURIED UTILITIES ARE SHOWN AS INDICATED ON RECORDS MAPS FURNISHED BY OTHERS AND VERIFIED WHERE POSSIBLE BY FEATURES LOCATED IN THE FIELD. WE ASSUME NO LIABILITY FOR THE ACCURACY OF THOSE RECORDS. FOR THE FINAL LOCATION OF EXISTING UTILITIES IN AREAS CRITICAL TO DESIGN CONTACT THE UTILITY OWNER/AGENCY. TELECOMMUNICATIONS/FIBER OPTIC DISCLAIMER: RECORDS OF UNDERGROUND TELECOMMUNICATIONS AND/OR FIBER OPTIC LINES ARE NOT ALWAYS AVAILABLE TO THE PUBLIC. BRH HAS NOT CONTACTED EACH OF THE MANY COMPANIES, IN THE COURSE OF THIS SURVEY, WHICH COULD HAVE UNDERGROUND LINES WITHIN ADJACENT RIGHTS -OF -WAY. THEREFORE, BRH DOES NOT ACCEPT RESPONSIBILITY FOR THE EXISTENCE OF UNDERGROUND TELECOMMUNICATIONS/FIBER OPTIC LINES WHICH ARE NOT MADE PUBLIC RECORD WITH THE LOCAL JURISDICTION. AS ALWAYS, CALL 1-800-424-5555 BEFORE CONSTRUCTION. UTILITY PROVIDERS: SANITARY, STORM SEWERS & WATER: CITY OF TUKWILA PUBLIC WORKS DEPARTMENT 6300 SOUTH CENTER BOULEVARD TUKWILA, WA 98188 (206) 433-0179 GAS AND POWER: PUGET SOUND ENERGY 355 110TH AVENUE NE BELLEVUE, WA 98004 (206) 425-2000 (888) 225-5773 TELEPHONE: CENTURY LINK 1600 7TH AVENUE SEATTLE, WA 98191 (800) 244-1111 DESCRIPTION: PARCEL A: LOT 165, BLOCK 18, C.D. HILLMAN' CITY OF SEATTLE, DIVISION NO. 2, RECORDED IN VOLUME 12 OF PLATS, COUNTY, WASHINGTON; S MEADOW GARDENS ADDITION TO THE ACCORDING TO THE PLAT THEREOF PAGE 82, RECORDS OF' KING EXCEPT PORTIONS CONDEMNED BY THE CITY OF SEATTLE FOR TRANSMISSION LINE PURPOSES IN SUPERIOR COURT CAUSE NO. 469557 AS CONTEMPLATED BY ORDINANCE NO. 82986; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1, BY DEED RECORDED MARCH 07, 1963 UNDER RECORDING NO. 5552941, RECORDS OF KING COUNTY; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5695665; AND EXCEPT THAT PORTION THEREOF IF ANY LYING WITHIN STREET. TAX ACCOUNT NO.: 334840-1800--07 PARCEL B: LOT 166, BLOCK 18, C.D. HILLMAN' CITY OF SEATTLE, DIVISION NO. 2, RECORDED IN VOLUME 12 OF PLATS, WASHINGTON; S MEADOW GARDENS ADDITION TO THE ACCORDING TO THE PLAT THEREOF PAGE 82, RECORDS OF KING COUNTY, EXCEPT THAT PORTION THEREOF CONVEYED TO STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5552940. TAX ACCOUNT NO.: 334840-1810-05 PARCEL C: LOTS 167 TO 170, GARDENS ADDITION ACCORDING TO THE PAGE 82, RECORDS INCLUSIVE, BLOCK 18, C. D. HILLMAN TO THE CITY OF SEATTLE DIVISION NO PLAT THEREOF RECORDED IN VOLUME 12 OF KING COUNTY, WASHINGTON; 'S MEADOW 2, OF PLATS, EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 597316. TAX ACCOUNT NO.: 334840-1820-03 PARCEL D: LOTS 171 TO 173, INCLUSIVE, :BLOCK 18, C. D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF :LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 601962. TAX ACCOUNT NO.: 334840-1860-04 PARCEL E: LOTS 17 AND 18, BLOCK 5, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 5 OF PLATS, PAGE 86, IN KING COUNTY, WASHINGTON. TAX ACCOUNT NO.: 687420-0530-05 TITLE REPORT REFERENCE: THIS SURVEY WAS CONDUCTED ACCORDING TO THE DESCRIPTION SHOWN, FURNISHED BY FIRST AMERICAN TITLE INSURANCE COMPANY, 2ND AMENDED COMMITMENT NO. NCS-791926-PHX1, DATED APRIL 28, 2016. THE EASEMENTS SHOWN OR NOTED HEREON RELATE TO THIS COMMITMENT. NOTE: EASEMENTS CREATED OR RESCINDED AFTER THIS DATE ARE NOT SHOWN OR NOTED HEREON. TITLE REPORT SCHEDULE B EXCEPTIONS: ITEMS CIRCLED ARE SHOWN ON MAP. 6. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "SENSITIVE AREA COVENANT AND HOLD HARMLESS AGREEMENT" RECORDED JUNE 12, 2013 AS RECORDING NO. 20130612001461 OF OFFICIAL RECORDS. 14. RIGHT TO ENTER SAID PREMISES TO MAKE REPAIRS AND TO CUT BRUSH AND TREES WHICH CONSTITUTE A MENACE OR DANGER TO THE ELECTRIC TRANSMISSION LINE LOCATED IN THE STREET OR ROAD ADJOINING SAID PREMISES, AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 469557. 15. RELINQUISHMENT OF ALL EXISTING AND FUTURE RIGHTS TO LIGHT, VIEW AND AIR, TOGETHER WITH THE RIGHTS OF ACCESS TO AND FROM THE STATE HIGHWAY CONSTRUCTED ON LANDS CONVEYED BY DOCUMENT IN FAVOR OF THE STATE OF WASHINGTON: RECORDED: MARCH 07, 1963 RECORDING NO.: 5552941 JOB NO. 2016219.00 SE 1/4 SECTION 03, TWP. 23 N., RGE. 4 E., W.M. dWV2I SS303V—SI 18. 22• DEC (PUBLIC RIGHT-08-WAT) 6 DEC DEc- 6', DEC- 1 ' DE `661 DID FOUNDATION CONC PAD W. 16 CRASS PIPE ANO ELBOW DIRT ,- OLD MELL/P1MP9 LID il~___----____ /QD• DEC __ - ._ If ,�(OW, (2)12' DEC (62) u• orc ..,m N''. ..- 2.C/ (6A 19" DEC 6 DEL YTJ .6....ta' DEC t2 ,,,....„,We .0C .1A'"6CC _ -"sl' (65} (06) DE te' L . ... 16 OW 59'00'E e' DEC l l6 li e•/ Y 0 (6) VI" DEC `y1l 1l (>3) 14 DEC :NTf I6' DEC L •CLUMP, AB" DEC 10'D,EC12" 18. DEC D• 18• DEC / NW DEC tr DEc 1B• DEC ( 21 10' DEC 21' DECK 8', 6• DEG 1C DEC EC WETLAND A STREAM A n„81. .N AA-J1 12• DEC .91-96 .S = 14' DEC (38) •D6c 16' DEC D" (62) 6• DEC e) y ((63) (2)12' DEC 5. DEC • (6I) (6B) (67) ..s (86) .8656 20` DEC k 9 il 8' DEC B DEc (65)- 6' DEC'e' occ - _ o DEC20. OEC e',-, CD HILLMAN'S - MEADOW j el .I,a f„ .29n GARDENS ADD DIV -Na2 (>a) z 6' x,t DIRT Y GRASS (>e) '4m VOL. 12, PG. 82 (T6) !A .00.97 (> ) .> _ (70 (72) (5DEC 11oece -1(6J1 - (64) .aa '12. DEC (68) dRi a DRAM 3Y DEC A 30 14' D (n) 1 Cr 2 M'mDE \ :LON3NC 0YANNEL (2)16• DEC D: DEC DEC (2J 16" DEC I 15• 7, - Sai=otc fD °c w�.'cirT' AA-27 - ` (55)... - „+ - DIRT 6 GRASS v= sm DP-2 AA-26 %Oa) (97) F-3 r,,;; Ke F9r'9 F-e 46 WETLAND F 5 DEC DEC 6- DEC 4•-DEC 6• DEC 12' DEC ...EC •99'.' 11• DEC 6' GEC A+ y� ,ems ,/ Nu ->Lf i2'�D6c j�.•I 33 (67) 16• DEC (6B) / S 108THSTR . 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DEC 18' DEC Exc 71 71 71 71 ,4 a mum VICINITY MAP 0 SCALE PARCEL E (6874200530) (POTTERY WORKS ADD SHEET 1 LOT 173 CD HILLMAN'S MEADOW GARDENS ADD DIV NO.2 SHEET 3 PARCEL D LOT 17 aurrzr- <1 LOT 17o LOT 169 SHEET 4 LOT 167 PARCEL B PARCEL A LOT 165 (3348401800) 530 LAYOUT MAP SCALE 1'.100' (*Rue DITTT_Tr_97,5- FOUND 5/r8RASS PUN. CONC PYRAMID DOWN 1.S. IN CASE e. O cc co cei • CO a CC LLI D CC • CC CO 0 TOPOGRAPHIC SURVEY >- >- 0 >- 66 D cc 0 cc FL- cr 0 HAK 2016219.00 12/30/16 TEC 0 SE 1/4 SECTION 03, TWP. 23 N., RGE. 4 E., W.M. DESCRIPTOR. LEVATION: LOCATION: DES LEVATION: N: OCATOR 20 ( sscr ) inch = 20 IL VERTICAL DATUM: w 68 VERTICAL BENCHMARKS: 5TV-9891T1 3' BRASS DISC 51.16 FT AT NORTHWEST CORNER BOEINB ACCESS ROAD BRIDGE CATER 1-5 BRASS 3. DISC, MONUMENT IN CASE, DOWN 0.7' 3366.89 FT. T THE INTERSECTION OF SOUTH LEO STREET AND 51ST AVENUE SOUTH TBN 'B' Ne12'40'W MOST SWTIWESTERLY PMPEND/DJLAR BOLT OF FIRE • HYDRANT TO SOUTH RYAN WAY AND AT THE N 01105 0T WITH CORNER SLIM INTERSEAYECTION CF SOUTH EL,03.49 W O -TBASE0 AM FC _ '�� .� �e 111 ERCENCT tt N C N %•EE CCAGUTT. b LW DASHED Wwa d" & H GRASS RCCKERY tj4. OEC�4� DEC (i)RB•- •DEAD END'- a DECN,P a. DEc t4• ofC �'. g A � N RA ADDRESS 'CFOS 47Th AV, PARCEL NO. 3976300041 OW Rs+WEUBeSs TOUIHON20.8 ADDRESPARCEL NO. 3976000CN''S SE SH 5y TSw�9��-v `}- * oASHn°e GGBGUThSS, TT BST ET 3 _JOT+z l'50 NO 0.0 I 1 BC BR EL) ) LEGEND AREA ORAN ABAN/RET ANOMIED/RETREO ASPHALT (RSPB) BOLLARD BRICK SURFACE BUILDING UNE BUILDING CORN. B CANOPY CATCH BASIN (CB) CONCRETE SURFACE CW/9WCONCRETE/BRIO, WALK CRw/WRw CONCRETE/WOOD RETAINING WALL OIAa Co/CWCRETE/1RW PPE R CARP CORRUGATED METAL PPE -M-.- CHAIN um FENCE (ttF) CABLE TV COWAN • 1ERUNE/MONU C C E1E/W000 SCTJNNRUn S W CONIFEROUS TREE DECIDUOUS TREE CORRUGATED METAL PIPE DRIVEWAY ELECTRICAL CONDUIT ECTRIC& DUCT ELECTRICAL HANDHOL£ ELECTRICAL MANHOLE ELECTRICAL METER ELECTRICAL VAULT/TRANSFORMER CTV COL CSC CON DEC CMP DWY ECD ED EHH EMH FM FV/ET FO FOIL FCE G Gm 01/ - 0GP ASP N IV O .CAPE/PA ® 0 NW DING/01M P.S. ) PE PPS B PS/PSS PW (T) owv oso ppW � T® TW TO PI TS TRW GE TOP O UP WV WM OD w/00 FOUND WRYLY MONUMENT (AS NOTED) FIRE HYDRANT FIRE DEPT. CONNECTION (FOC) BER CPT. FIBER OPTIC MANHOLE FINISH FLOOR ELEVATION GRADE BREAK GAS MAIN CAS METER GAS VALVE CAS VAULT WY ANON. HANDRAIL WY POE SOWN POE RRGATNTN CONTROL BOX RPoWlION VALVE RON FENCE OAF) INVERT ELEVATOR UWT POLE (METAL) LIGHT POLE (NOW) LICIT POLE (FIBERGLASS/GONG) STRAIN POLE W/ UGNT LIGHT PO. (DECORATIVE) LINOS UPE/PUNIER MANHOLE MONITOR WELL OVERHEAD POWER/TELEPHONE OVERHEAD CUM./BUS (TROLLEY) PARKING SPACE(S) P ONG PROPERTY LINE ( PAINTEDUTILITY LOCATIONN Poll FLOW DIRECTION PARKING PAT STATION POST INDICATOR VALVE • COMBINED/SANITARY SEWER PR DC PRIVATE DRAIN CATCH BARN PEDESTRIAN PUSH BUTTON OI PEDESTRIAN AL/PEDESTAL RECORD DATA GRAVEL SURFACE ROCKERY ROOF ELEVATON SERVICE DRAW (STORM) �U STEAM UNE/VAULT SANITARY DOE SEWER (RECORD) S./STREET NAME SIGN TRAFFIC CONTROL/STREET LIGHT HAND0OLE TRAFFIC CONTROL CABINET (TSGC) TRENCH DRAIN TEMPORARY BENCHMARK OHM) TELEPHONE CONDUIT (BURIED) TELEPHONE DUCT TELEPHONE VAULT TELEPHONE MANHOLE TELEPHONE SENTRY TRAFFIC FLOW DIRECTOR TRAFFIC SIGN& CONDUIT (BUR.) TOE O SLOPE TW OF BANK UTILITY POE (WOOD) WATER VAULT WATER MAIN ER METER WATER VALVE ATER GATE VALVE/CHAMBER VACATION/CWOEMNATON ORDNANCE WOW FENCE (OUT) WETLAND FUG YARD LIGHT 010E NOTES SITE ADDRESS: VICINITY OF MARTIN LUTHER KING AY R S. RYAN WAY UKWAA WA TAX ACCOUNT NO.: 334840-1800-OS 334840-1810- 0 334840- IWO- 03 60-04 662420-0530-05 ZONING: LDR - LOW DENSITY RESIDENTIAL ZONING AGENCY: CITY DEPARTMENT DALA Or COMMUNITY DEVELOPUENT 6300 SOUTH CENTER BOULEVARD TUKNLA, WA 98188 (206) 431-3670 FAX: (R.) 431-3665 SETBACKS: CURRENT SETBACK REQUIREMENTS SUBJECT TO SITE PLAN RENEW. CURRENT SETBACKS MAY DIFFER FROM THOSE IN EFFECT DURING DESIGN/CONSTRUCTION OF EXISTING IMPROVEMENTS. THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY BY ME GOVERNING JURIWCTION INDICATES HEIGHT EOUIAT STRUCTIRES FOLLO NG CONSTRUCTON RTY COMPLIED NTH NINIMUu SETBACK AND FLOOD ZONE: THIS SITE APPEARS W NATIONAL FLOOD INSURANCE RATE MAP. DATED MAY 16, 1995, COLDJuNITY PANEL NO. 50OYEAR DS45F. AND IS SITUATED N ZONE TX., AREA DETERMINED 10 BE ORSIGE HORIZONTAL DATUM: D 83/91 VERTICAL DATUM: NAV BB AREA: SITE AS SHOWN CONTAINS 461.153 SOUARE FEET CR 10.5866 ACRES, MORE OR LESS. PARKING SPACE COUNT: PARKING SPACES TOTAL 0 INCLUDING 0 DISABLED PARKING SPACES. SUBSTRUCTURES: D UMITES ME SowN AS IWIUTEO W RECORDS MAPS NRU r BYUOTIERS AuBILITY F. KM LIABILITY IN THEACCURACYC THOSE RECORDS FOR EXISTING UTILITIES N AREAS CRITCALYTOFDESIW CONTACT ME UTILITY (OWNER/AGENLYI� TELECOMMUNICATIONS/FIBER OPTIC DISCLAIMER: RECORDS OF UNDERGROUND TELECOMMUNICATIONS ANO/Oi FIBER OPTIC LINES ARE NOT ALWAYS AVAILABLE TO THE PUBLIC. BRH HAS NOT CONTACTED EACH OF THE MANY COMPANIES, IN THE COURSE OF THIS THEREFORE, COULD HAVE UNDERGROUND LINES THIN ADJACENT RIGHTS -OF -WAY. E H WES NOT ACCEPT RESPONSIBILITY FOR THE EXISTENCE OF UNDERGROUND TELECONMUNICATONS/FIBER OPTIC LINES VAWH ARE NOT MADE PUBLIC RECORD N NTH THE LOCAL JURISDICTION. AS ALWAYS, CALL 1 800-424-5555 BEFORE CONSTRUCTOR. UTILITY PROVIDERS SANTARY, STORM SEWERS & WATER. CI TY OFTUKNLA PUBLIC WORKS DEPARTMENT 6300 SOUTH CENTER BOULEVARD TUKWILA. VOA 98168 (206) 33-0179 OAS AND POWER: UET SOUND 10TH ENERGY AVENUE 5NE BELLEVUE, WA 9800E (206) 425-2000 (BBB) 225-5773 TELEPHONE: 16T ANIL C0T1 VF SEATTLE. VOA 98161 (890) 244-11 LEGAL DESCRIPTION: PARCEL A: LOT 165, BLOCK 18, C.O. HILLMAN'S MEADOW GARDENS ADDITION TO 1. CITY OF SEATS, ATTLEPA, 622,, RECORDOF TO THE PLAT TEREO RECORDED N VOLUME 12 OF COUNTY, SHINGTON; EXCEPT PORTDNS CONDEMNED BY THE CITY OF SEATTLE FOR TRANSMISSION LINE PURPOSES IN SUPERIOR COURT CAUSE N0. 469557 A5 CONTEMPLATED BY ORDINANCE 0. 82986; 050 EXCEPT THAT PORTON THEREOF CONVEYED TO THE STATE O WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1, BY DEED RECORDED MARCH OT, 1963 UNDER RECORDING NO.. 5552941, RECORDS OF KING COUNT,; AND EXCEPT THAT PORTW THEREOF CONVEYED TO ME STATE G WASHINGTON FOR PRIMARY STATE HIGHWAY N0. 1 BY RECORDING NO. 5695666; AND EXCEPT THAT PORTION THEREOF IF ANY LONG NM. STREET. TAX ACCOUNT NO.: 334640-100D-07 PARCEL 8: LOT 166. BLOCK 16. C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SSEATTLE, WASHINGTON: 2. ACCORDING TO THE PLAT THEEOF RECORDED IN VOLUME 12 OF PLATS, 82, RECORDS OF KING COUNTY. EXCEPT EXCEPT THAT PORTION THEREOFCONVEYED NO. TO 55 STATE O WASHINGTON FOR PRIMARY STATE HIGHWAY NO. By . S 2 40. TAX ACCOUNT NO.: 334040-1810-05 PARCEL C: LOTS 167 10 170, INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW GARDENS ADDITION TO THECITYOF SEATTLE VAS. NO. 2, ACCORDNG l0 THE PLAT THEREOF RECORDED IN E Y OF PLATS, PA 2, RECORDS O KING COUNTY, WASHINGTW; ExPT THAT PORTIONNNE THEREOF LYING WESTERLY OE 1HE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY R CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 597316. NU TAX ACCOUNT NO.: 334840-1820-03 PARCEL D: LOTS 11 10 173, INCLUSIVE, BLOCK 16, C. D. BLLNANT MEADOW GARDENS ADOTW TO E OTT OF SEATTLE DINBON NO. 2, ACCORDING TO THE PLAT THEREOF REGORGED IN VOLUME 12 Of PLATS, PAGE 82. N KING COUNTY, WASHINGTDN: ETHAT PORTON XCEPT THERE. NNUMBERI1 AC ONDEMNED IN KNG COUNTY SUPERIOR CLTNG .STERLY OF T. EASTERLY OARY COURT CAUSE STATE MOUSIER 601962. TAX ACCOUNT NO.: 334640-1860-04 PARCEL E: L0T5 1T AND 18, BLo0K 5 o E Y W0RK5 ADD TIDE IO 1HE HITY 01 Sumo, ACCORDING TO THE LAT LHEREOFRRECWDED 1N IVOIUME 5 01 PLATS. PACE 86, W KING COUNT', WASHINGTON. TAX ACCOUNT NO.: 687420-0530-05 TITLE REPORT REFERENCE: TH IS TSURVEY was IMERK:AN ACCORDING O RAILY,021HE DESCRIPTOR WENDED CO u RCS-791926-I001T DATED APRIL 28, 2016. THE EASEMENTS .0 RELATE 10 THIS COLARTYENT, 0 BY NOTE: EASEMENTS CREATED OR RESONDED AFAR THIS DATE ARE NOT SHORN OR NOTED HEREON. TITLE REPORT SCHEDULE B EXCEPT.. A I1EM5 CROLED ARE SHORN ON MAP. TERMS AND PRONSIWS CONTAINED IN THE DOCUMENT ENTITLED .SENSITIK AREA COVENANTAND HOLD HARMLESS AGREEMENY RECORDED JUNE 12, 2013 AS RECORDING NO. 201.61200161 OF OFFICIAL RECORDS. 14. RIGHT TO ENTER SAID PREMISES TO MAKE REPAIRS AND TO CUT BRUSH AND TREES WHICH CWSTINTE A MENACE W DANGER TO THE ELECIRC TRANSMISSION LINE LOCATED N THE STREET W ROAD ADJOINING SAID PREUISES, AS CONDEMNED N KING COUNTY SUPERIOR COURT CAUSE NO. 469557. 15. RELINO0GHUENT O ALL ExISTING AND FUTURE RIGHTS 10 LIGHT. NEW AND AIR. TOGETHER NTH TIE RIGHTS OF ACCESS TO MO FROM THE STATE NISWAT CONSTRUCTED W LANDS CONVEYED BY DOCUMENT N FAVOR O THE STATE O wASHINGTW: RECORDED: MARCH 07. 1963 RECORDING No.: 555294E cc U Z W o� W v004 'V) ` rn n v z Z 4,0 0� D • J O > U 2D5 O 0 o0 W M0> CC QG LL Z 2 N GN (/) 0 oq� • Z I vu m mg TOPOGRAPHIC SURVEY VINTAGE HOUSING Proem by HAK TEC 1 "=20' Rota 12/30/16 m^o 2016219.00 �J. DEC •pm Id' DEC \ 12' DEC • o 12' DEC. S. DEC^ ec6 \12' DEC 1xib (s)m])14• � , +e' Dec (6). (49 \ ♦ / \ \�A A-12 DEC WETLAND A STREAM A ,pN DEC 0. DEC' - (e2) _ DEC (6,) 12' DEC 4' DEC / /l uc� if.' DEC.. v / .m» -ies) _ (64) (.0,69 T 12. 8EC (96). I(�I dr (66) - (00) L/ / / ) (82) 03)�) m p 16' DEC f>D) (7,) - (>8) -- (2)18'. 20• DEC m a'uEc I�I 18' DEC f"FbI. .Ib65 0 10 .I15A 16' DEC ,) b (2) 12'\_).t. (4) ICa ' . .SSA. AA-19 el, (DUPLICATE \T� ; /OLD FLAG?) 'r6D� AA-1g ,, 6. DEC (66) (66) .4131 '6A) / \, SE 1/4 SECTION 03, TWP. 23 N., RGE. 4 E., W.M. SEE SHEET 2 7 (z)tr1'7• 12' DEC Ce` �.. (60) S 108 TH ST (taB•DEC ' (PDeuc emHF- T-OWAY) .56b .nm (2)6,. (0 26• DEC° 0(5' :fib EC 2 q. 1k DEC • 14. DEC 5, _ CHANNEL LOT 173 y J\ le' DEc P TCe \.s �T \ ,A \ 22. DEC 49) (4) f ,, .0. 2 1STREAM A. S^REAMA 9 pNsA 0 16• 434 AA-9' (66)'S) .. 2e'. 36. DEC (oa) 16')DEC LOT 47.2 .. S1' re, (>s).. ( (») 02) 4' DEC - .n..' (2 1,46 ", J _.•a 8'. 12'. JO' DECK.. (>f6' DEC .n 0p_ fe' PEC .,S.M DEC (,s 'S (93) p >.@ fee; • .n B' DEC 0)24.DEC .0s .02 (62) ale. DEC- - •nm 0 m \.\ DP-0� 45 84 i (2)16' DEC DEC Y DEC ✓ I N11)2814'w ..P.4. J I $ ✓WOOD POST --J. b 44 5.• (2)16EC20. 1 Y V PARCELLOT 18 ROE ROWNO •�» y y( E OP-)� CLF 00 R CRw oN R AN ET rADDRDA90' 725a/6n AVEDDD7D FARCE/NO. 66742005 5 7'27'l' . S6T2>'S0"E LOT 77 NO TRESPASSING" .b ' b4 ww ,566 i e59 0"' w Q41 16.DEC t- laki4'DEC (6874200530)' '' 6,s 14.. 22' DEC .lei DEC --- GR.4u5 12' ‘EC •DEC s1DEc (PO TTER Y WORKS ADD • 8 / 16' DEC VOL. 12, P0. 82) _ \ _.. wE .aN C C n'A• 14' DEC ...-• bDECA'm (6 .,8''24 DEC-11' DEC zD DEC, au) bho>) '''.b. ��(D5(04) .a52 (g)y�a)eLAohm w� h7. '( � ifo . - __ 60•DEC (,0(,09) f,o,) °(la, 0ha) p (9I09- J264) (�)(9> (y2 1_...26°%9J 4 ' ow ) 0. - (115) hl) (3 , ( +' b' .Ia6n JO DEC'Q. (116) - ) - ( 2) hl) .TO) (O 261. (2)30 OTC (117) 8 ...iDA 6--DF`C- 1 1 DEc . .4 "t.m 5a040 ,,Bl u5.9• •.» LOT 171 '.•°''1:in6 hod\ ,w;\ rAxCe/No. e6) So ``1 '24' DEG " (113) ' _ • K5455 11 -. - - (T>j . A-J A-2 .aW c(' (1 0' - •'2n. (125) 26' 0EC Ec 1a0EC , - e 26• DEL 24' DEC OF DEC ,:,,,,12. DEC 16• DEC C� ` - .I»s !r� `, " 1t Dec .Ins (]el .1p5' 1D', 4' DEC . 'k n,�J `t°•\ DEC .Isi'°° w .� •..o )iz Aol _ J'4•J 8• a .( .I.Yd . 4.(2DEC_ (Ib). .1»6' ! DEC N 10• DEC - `A11 (l. \ e' °EC12- DEC 16' me - - 1.r1 - IA s) .1 ,:‘,„--0 ',, • 24' DC 26' DEc 20':,24' DEc \ v' jP DEC (*e1 44. 6' DEc 18' DEG 16 c DEC _ 9) '•4. (14(150) -Ib610•.(2)12' DEC '<0. 6' MC( •8 : 14' DEC - a0 , 5J1 (Or wpLLr •`• a .Ip LOT 169 .1V6' ......1(551 90 .lpm .LAW 29• DEC • 12' DEC T l4• CEC " "6 0' OEC O' OEC I56m 140DEC B' DEL � 6' OEC (,Z14', 16• DEC 32' DEC R� OWNEK.w9 OA me9nNDAwus: 4C6,1200570 CENTER BOLT OF FIRE HIDRAN14/356, AT NCHTHMEST CORNER OF 17TH AVE SOUTH AND SOUTH 108111 STREET .I031 0,110.23 • 6Ec'. J ; . (0s) 6 DEC.. _ % NR,lq. F 0• DEc 12 e' DEC 61(860 2 •avn CI�AIEL SPRING SST T" 6 OEC •^'ay (PUBLIC fiCHT a » •»yp _ na. 1Y,]4 DEC • 20'. 30 u a2)14' DEC , .. '� 660367J wC♦ .. •� ) GRAVEL .1 R E 51 x ar ure - - • 10 - (2)20' DEC ) .51Aoj f t .e, 580430.387E 119,13' MT 8,25 OE R • n Tb. 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Q IwI!:Ir 1111111111111111111111111111111 11111111111111111111111 -- t l l l��R .IIlll.11llll :.Lrlialiili:lallll IIIII.Il11,IuI AVERAGE HEIGHT 4TH FLR AXIMUM HEIGHT- 3RD FLR ' 2ND FLR 1ST FLR 4TH FLR 3RD FLR 2ND FLR 1ST FLR REVISIONS DESCRIPTION } � 2 QZ D E— al I— LLJ O Q ZF=. > DATE PROJ. # DRAWN: CHECKED: DATE: A3.1 SAMPLE ELEVATIONS /7 Moira Bradshaw From: Mujib Kamawal <MujibK@brhinc.corn> Sent: Tuesday, March 14, 2017 8:37 AM To: Moira Bradshaw Subject: Vintage Tukwila - Project File #PL16-0062 Attachments: 170131_Vintage Tukwila -progress CPA comment response.pdf; DCD-Apps-SEPA-Environmental- Review_noa comments.pdf Moira, Hi, we are wrapping up our responses to your attached Comment letter for our comp plan amendment. I've also attached a nearly complete sepa checklist. I had a couple quick questions. I left you a message this morning as well. 1. On the last 3 pages of the SEPA there is a Supplemental sheet for non -project proposals. Is that something we need to fill out? Not clear if "Zoning Code Text Changes" is the same as our comp plan amendment. 2. What is the fee? The fee list on the website lists several different SEPA fees. And methods of payment? Thanks for your help! Feel free to call back or respond here. tc,,St Hr7 b CI mar ices m es BRH Ced iratuug 50 ?nrts Mujib Kamawal, PE Engineering Project Manager/Associate Bush, Roed & Hitchings, Inc. 2009 Minor Avenue East Seattle, WA 98102 P: (206) 323-4144 F: (206) 323-7135 E: mujibkna brhinc.com www.brhinc.com 1 c Moira Bradshaw From: Moira Bradshaw Sent: Tuesday, March 14, 2017 12:28 PM To: Mujib Kamawal Subject: Re: Vintage Tukwila - Project File #PL16-0062 Dear Mujib - Yes, the proposed COMP Plan Map and Zoning Code Map amendments is a nonproject action and requires the last section of the Checklist to be completed. Please respond by comparing the difference in impacts associated with the requested zone versus the existing zoning. The SEPA checklist fee is $1866.90 The City can take cash, check or credit card. Below is a Zink to the SEPA handbook http://www.ecy.wa.gov/programs/sea/sepa/handbk/hbch04.html SEPA Handbook: Chapter 4 - Washington State www.ecy.wa.gov SEA Program Home > SEPA Home > SEPA Handbook Online > Chapter 4 - Nonproject Review. 4. Nonproject Review. Chapter Contents. 4.1. Kind regards, Moira Bradsaw From: Mujib Kamawal <MujibK@brhinc.com> Sent: Tuesday, March 14, 2017 8:36:41 AM To: Moira Bradshaw Subject: Vintage Tukwila - Project File #PL16-0062 Moira, Hi, we are wrapping up our responses to your attached Comment letter for our comp plan amendment. I've also attached a nearly complete sepa checklist. I had a couple quick questions. I left you a message this morning as well. 1. On the last 3 pages of the SEPA there is a Supplemental sheet for non -project proposals. Is that something we need to fill out? Not clear if "Zoning Code Text Changes" is the same as our comp plan amendment. 2. What is the fee? The fee list on the website lists several different SEPA fees. Andmethods of payment? Thanks for your help! Feel free to call back or respond here. i Firm, (u ~ It ZOM m BRH et4thvatAnit ,50 );a7.1 Mujib Kamawal, PE Engineering Project Manager/Associate Bush, Roed & Hitchings, Inc. 2009 Minor Avenue East Seattle, WA 98102 P: (206) 323-4144 F: (206) 323-7135 E: mujibk@brhinc.com www.brhinc.com 2 BRH c Bush,`toed & Hitchings, Inc. 2009 Minor Avenue East Seattle, WA 98102-3513 Ph: 206.323.4144 Fx: 206.323.7135 www.brhinc.com Vintage Tukwila — Comp Plan Amendment Comment Response Letter To: Moira Carr Bradshaw (City of Tukwila) From: Mujib Kamawal (BRH) CC: Chris Olsen (NO) Date: 3/10/17 Re: Vintage Tukwila — Project File #PL16062 (Comp Plan Amendment Comment Letter) 1. The application form requests a change from C/LI to HDR. The response to criteria anaylzes a change from C/LI to MDR. Response: The correct designation is LDR to HDR 2. The Application form refers to six parcels. The response criteria refers to one tax parcel. Response: There are 5 total parcels with the following parcel numbers (6874200530, 3348401800, 3348401810, 3348401820, 3348401860). Application and other documentation has been updated. 3. The Legal Description sheet refers to Parcels A, B, C, D, E and F. The site plan should label the boundaries of the proposed rezone and label the subject properties. The survey submitted does not include any reference to tax parcels or Parcels A through F. Response: The survey has been updated to reference the tax parcels. 4. Please address the "gap" between tax parcel 0323049050 and 3348401860. Because your application includes the tax parcel on the gap's north and south edge, the Comp Plan Amendment and Rezone seems to include that gap parcel but we have no details on the legal description for that parcel. Response: The gap is not part of the site. Limits have been clarified and parcel numbers have been revised. 5. King County property tax records indicate that there are two different owners of the six taxparcels. Response: 5 parcels total as listed above. One owner (RAISBECK JAMES D+SHERRY L) 6. The affidavit of Ownership only shows for of the 6 parcels. Response: 5 parcels total as listed above. Revised affidavit is included. Page 1 7. Please verify the name on the Affidavit is an owner as the King County Records have conflicting information:. Response: The affidavit and parcels have been revised. 8. An environmental checklist and fee is required to continue the review process. Response: Environmental Checklist and fee are provided with this submittal. Page 2 Moira Bradshaw From: Bob Vralsted <vralsted@nystromolson.com> Sent: Tuesday, February 7, 2017 12:31 PM To: Moira Bradshaw Cc: rpatterson@vintagehousing.com; Chris Olson Subject: Vintage Tukwila- #PL16-0062 Hi Moira, Thank you for the follow up on the Comprehensive Plan Amendment Package for project file #IPL16-0062. Per your request, I've discussed with our client the parcel #0323049050 on Ryan Way (to the north of our proposal). I expressed your concern about it (LDR-zone) separating our proposal/property from the industrial and commercial zones further north. I also asked why it was not included in our proposal and my understanding is that our client (Ryan Patterson Vintage Housing) inquired about including it in the purchase but it was not an option. The current owner (Raisbeck) did not want to rezone the parcel and did not want to sell it as. part of the deal agreed upon with our client. Please let me know any other questions/comments we can address and in the meantime please know we are working on responding to your comments on the CPA package. Thanks, Bob n+o Robert Waisted Project Manager erwitrrdourururnotou. corn 502 W Riverside, suite 200 Spokane WA 99201 USA (509) 328 6464 wL" L- optromeliom.1 OM 1 11 \ City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director January 26, 2017 Chris Olson nystrom+olson architecture 502 W. Riverside, Suite 200 Spokane, WA 99201 Subject: Vintage Tukwila -Project File # PL16-0062 Dear Mr. Olson, We reviewed the above application for a change to the Comprehensive Plan and Zoning Maps. Your application is considered incomplete because of conflicting and missing information in the request. Please clarify or correct the following: 1. The application form requests a change from C/LI to HDR. The response to criteria analyzes a change from C/LI to MDR. 2. The Application form refers to six parcels. The response to criteria refers to one tax parcel. 3. The Legal Description sheet refers to Parcels A, B, C, D, E and F. The site plan should label the boundaries of the proposed rezone and label the subject properties. The survey submitted does not include any reference to tax parcels or Parcels A through F. 4. Please address the "gap" between tax parcel 0323049050 and 3348401860. Because your application includes the tax parcel on the gap's north and south edge, the Comp Plan Amendment and Rezone seems to include that gap parcel but we have no details on the legal description for that parcel. 5. King County property tax records indicate that there are two different owners of the six tax parcels. 6. The Affidavit of Ownership only shows four of the six parcels. We need an affidavit for all the property that is the subject of the request. 7. Please verify the name on the Affidavit is an owner as the King County Records have conflicting information. 8. Finally, an environmental checklist and fee is required to continue the review process. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website. TukwilaWA.gov Vintage Tukwila January 26, 2017 Page 2 \J I am available to meet you to go over this list at our mutual convenience or I'm happy to speak with you over the phone. Please contact me at 206 4313651 or moira.bradshawPtukwilawa.gov. Kind regards, Moira Carr Bradshaw Senior Planner Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 7 Moira Bradshaw From: Moira Bradshaw Sent: Thursday, January 26, 2017 3:54 PM To: olson@nystromolson.com Subject: Vintage at Tukwila Attachments: Incomplete Itr..pdf Attached is a letter per the above Comprehensive Plan and Zoning Map amendments. Regards, Moira Carr Bradshaw Senior Planner Community Development Department 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 M-Th 18:30 — 5:00 I (206) 4313651 The City of opportunity, the community of choice City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director January 26, 2017 Chris Olson nystrom+olson architecture 502 W. Riverside, Suite 200 Spokane, WA 99201 Subject: Vintage Tukwila -Project File # PL16-0062 Dear Mr. Olson, We reviewed the above application for a change to the Comprehensive Plan and Zoning Maps. Your application is considered incomplete because of conflicting and missing information in the request. Please clarify or correct the following: 1. The application form requests a change from C/LI to HDR. The response to criteria analyzes a change from C/LI to MDR. 2. The Application form refers to six parcels. The response to criteria refers to one tax parcel. 3. The Legal Description sheet refers to Parcels A, B, C, D, E and F. The site plan should label the boundaries of the proposed rezone and label the subject properties. The survey submitted does not include any reference to tax parcels or Parcels A through F. 4. Please address the "gap" between tax parcel 0323049050 and 3348401860. Because your application includes the tax parcel on the gap's north and south edge, the Comp Plan Amendment and Rezone seems to include that gap parcel but we have no details on the legal description for that parcel. 5. King County property tax records indicate that there are two different owners of the six tax parcels. 6. The Affidavit of Ownership only shows four of the six parcels. We need an affidavit for all the property that is the subject of the request. 7. Please verify the name on the Affidavit is an owner as the King County Records have conflicting information. 8. Finally, an environmental checklist and fee is required to continue the review process. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov Vintage Tukwila January 26, 2017 Page 2 I am available to meet you to go over this list at our mutual convenience or I'm happy to speak with you over the phone. Please contact me at 206 4313651 or moira.bradshaw(atukwilawa.gov. Kind regards, Moira Carr Bradshaw Senior Planner Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 11160 ., ree i- dpi&dfr— (IV/ gr-- 73 rovio t- 5€x'/ aktlf1Dv\Oti dithrt pvt. ,5entenr-6,4e-tc. ev -41 111 ,I 1 • City of Tukwila Department of Community Development - Jack Pace, Director January 26, 2017 Chris Olson nystrom+otson architecture 502 W. Riverside, Suite 200 Spokane, WA 99201 Allan Ekberg, Mayor Subject: Vintage Tukwila -Project File # PL16-0062 Dear Mr. Olson, We reviewed the above application for a change to the Comprehensive Plan and Zoning Maps. Your application is considered incomplete because of conflicting and missing information in the request. Please clarify or correct the following: 1. The application form requests a change from C/LI to HDR. The response to criteria analyzes a change from C/LI to MDR. C/LI to HDR is correct and what is shown on application. 2. The Application form refers to six parcels. The. response to criteria refers to one tax parcel. The 5 parcels on the application we provided is correct -- 33484001860, 33484001620, 33484001810, 33484001800, 6874200595. 3. The Legal Description sheet refers to Parcels A, B, C, D, E and F. The site plan should label the boundaries of the proposed rezone and labbel the subject properties. The survey submitted does not include any reference to tax parcels or Parcels A through F. We can put on the arch site plan but looks like needed for all site plans. 4. Please address the "gap" between tax parcel 0323049050 and 3348401860. Because your application includes the tax parcel on the gap's north and south edge, the Comp Plan Amendment and Rezone seems to include that gap parcel but we have no details on the legal description for that parcel. that gap is to the north of our property 5. King County property tax records indicate that there are two different owners of the six tax parcels. one owner of 4 parcels (Raisbeck) and Bronkema Tyson owns 6874200595 at the entry of the site 6. The Affidavit of Ownership only shows four of the six parcels. We need an affidavit for all the property that is the subject of the request. only 5 parcels 7. Please verify the name on the Affidavit is an owner as the King County Records have conflicting information. n+o does not have a copy yet. 8. Finally, an environmental checklist and fee is required to continue the review process. Civil Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov Vintage Tukwila January 26, 2017 Page 2 I am available to meet you to go over this list at our mutual convenience or I'm happy to speak with you over the phone. Please contact me at 206 431 3651 or moira.bradshaw0tukwilawa.gov. Kind regards, Moira Carr Bradshaw Senior Planner Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov City of Tukwila Department of Community Development 6300 Southcenter Blvd., Ste 100 Tukwila, WA. 98188 City Council Public Hearing Give testimony to the decision makers on the project on reverse side. When: Monday, June 4, 2018 Time: 7 p.m. Where: Tukwila City Hall, Council Chambers: 6200 Southcenter BL, Tukwila, WA 98188 ,E TTLE % 180 '2..7 APR '18 -$ L AGED LLC 11414 BELLA COOLA RD WOODWAY WA 98020 You are receiving this notice because you are a 41BEG 14 NIXIX U.S. POSTAGE» PITNEY BOWES 1 4 ��� 7s- — , �� 0Z2 98188 $ ���.4 ( 0 111 0001387129APR 27 2018 900204025-1N 009 05/13/L$ RETURN R UNABLE TO FORWARD UNABLE TO FORWARD -rAMTU N..-. Q _-i9> NDE to Il��illlilllli�ll�'Ilfl�lll'�III��IIIII��III�'ltll�lill�S�l��t'II�II�S�� City of Tukwila Notice Of Public Meeting and Public Hearing SEPA and Comprehensive Plan and Zoning Map change from Low Density Residential (LDR) and Commercial Light Industrial (C/LI) I_J 80-eingAcccdss Rjoad`. Questions ? Come to the Public Meeting Meet the applicant, review the proposal, ask questions When: Wednesday, May 9, 2018 Time: Come anytime between 4:30-6:00 p.m. Where: Tukwila Community Center, 12424 42nd Avenue South, Tukwila, WA 98168 File #: PL16-0062 Tax Parcel #s: 3348401800;3348401810; 3348401820; 3348401860; 0323049050; Located to the west & behind 10739 and 10831 47th Ave S. Applicant: Mujib Kamawal, Bush, Roed & Hitchings, Inc. Property Owner: James and Sherry Raisbeck Project Description: This application is to change the Comprehensive Plan and Zoning Code land use and zoning designations from low density resi- dential (LDR) and Commercial Light Industrial (CLI) to High Density Residential (HDR) Public Comment Period: Email, mail or deliver them by the deadline of 5:00 p.m. on May 18, 2018 to: Tukwila Department of Community Development; 6300 Southcenter Blvd, Suite 100; Tukwila, WA 98188 The project planner is Moira Bradshaw, Senior Planner moira.bradshaw@tukwilawa.gov or 206 431 3651; You may view the application, request a copy of any decision, comment on the project, discuss with the project planner, and learn your appeal rights by contacting Moira Bradshaw, or by visiting our office, which is listed above. We are open Monday through Friday, 8:30 am to 5:00 pm • J • • • oso • • • • • ort d x O • • •I.••• • J W G) • L CO a 77* • • • • • • • anuany qLb l i . • • 0 0 • �- • t • • • \• Tax Parcel 032304-9050 Tax Parcel 334840-1860 0 N CO O co tt m m U) V f0 i X a H 0) U x Parcel 3348 • • • CC J Comprehensive Plan and Zoning Map Amendment from Commercial Light Industrial and Low IDensity Residential to High Density Residential Four parcels totaling 644,002 sq. ft. or 14.78 acres 188, 179 sq. ft. 03 23 049149 0323049034 186,001 sq. ft. 158,558 sq.ft. 03 2304905 0 3348401860 LDR • 476800031 5476800270 5476800275 5L417�68000_40 54761800274 547b'800041l 476800050 547 54 800060 5476800067" 00260 5 476800255 58�00'0ii2i 5` 6800055 ...o5.476800061 0 0 wo � 5476800068 5476 800069 54768�0 070 68742OOS25 68 4200440 6874208531068 874300530 1 0 6874200465 6874200416 eta 0 661420048 �4200360 G742003 70 39,390 sq. ft. 3348401820 O N 0 0 0o an °�l_ 54'768002. O rka 0--54 6800 2 (.0 0 54768002; co co n. IN 547680002; 032 0 4 5476800110- - -LI.' 5476�800090 0 54768001 5'.76800�100�4o . 54768000801 H To 687420032)-0 8742003 20 wsta -6874200395 687_420_0275 0 0 ao 0 874 6874 68 742.0 05_70 L68.7420 515 6874200265 0 6874200 687_42b005 90' 3348401810 ON 0 VI 111 0 N 0 _ IN co �~h DD 3348401800 6871200.650 0 an 0 0 0 O 3348402700 3- 4 401790 \33484017R0 0--- 0 N O trt VI O 6E o 0 6879201 o o N / 0 687420( n'/ % 68774 Ot 0 / n tO `,0 / _tow, m 687420C t0 f �y �0 o 687420( 01n 687421 D1., 6874 CO to 7_80000192 LDR 0 0 1.4 1 0' 0 P07 00001 0 CHAPTER 2. PARK AND RECREATION NEEDS Figure 2-1: Access to Parks Gap Areas #bah W ds Cee, _ }Nr. MosesT. Memorla.` DuwmA h Gardens CmwG Conmun,ry ?irk Duwor? k ? F1:.". Preserve C] 1 r Pork Tukw!o Commun;ry Center P,Ire,fon Pork 576 Are Pom o De.re K..enan Souf4 M,14 Op,$poc- M n. Pork Port, -..n Yrw Sou'h a, -n pad tiJ lookout Pork fvs,rr JO*el,os+er C�u.Y utksl'. Tuf f 5 y Park '� 'nuc4dom Hnrel,.rl ' ,ort Der 1 1Medo�rdt 8 Pork 4 ." r., C Spole•Sports WinrerGorden I�,e.urbo� t �. Lo- A P8� 4 #ukwra 'Polk !: -a.w. Port - , T.;k..-to (.6apunese Gordeet ` Pa �1 Bcenl enFt a Tukw.!o '-, PPork Po,xL??rk _ 1 2-2 Tukwila Parks, Recreation and Open Space Plan LOCAL PARKS AND SCHOOLS ACCESS Local parks and schools provide a range of recreation opportunities that special use parks and open spaces do not provide, offering more comprehensive park benefits for residents. As such, the local parks and schools analysis omits special use parks and open space service areas, and focuses on gaps in access to local parks and public school sites. Based on the analysis, there are five locations in the city that are greater than a 1/4- to 1/2-mile service area distance to local parks and schools (Figure 2-1). • P2: Rail lines and the hillside cut off this location from the rest of Tukwila. The gap is close to Seattle's Kubota Garden Park —however, there are no public school sites nearby. • P5: There are no local parks near to this location, but Foster High School and Showalter Middle School are in close proximity and provide sports fields, courts and playgrounds. Tukwila Pool is also near this location but does not offer the types of amenities available at local parks. • P7: Crystal Springs Park is a local park near to this location, but there is no public access to its western parcel from the west side. There are also no public schools in close proximity. CHAPTER 2. PARK AND RECREATION NEEDS • P8: This location has a higher than average density of housing but lacks convenient access to any local parks or schools. Tukwila Park is the closest local park, but it is not within a 1/4- to 1/2-mile distance. The multi -purpose fields and playground at Tukwila Elementary School are nearby, but they lack direct access from this location. • P10: Tukwila South has potential to accommodate a range of different land uses, including residential development. There are currently no parks or schools to serve this area. Tukwila Parks, Recreation and Open Space Plan 2-3 CHAPTER 3. GOALS AND POLICIES GOAL 1: CONVENIENT AND CONNECTED SYSTEM Parks, recreation opportunities and open spaces are close to home and work and are interconnected by safe streets, off-street trails and public transportation. 1.1 Create a system of close -to -home recreation opportunities. 1.2 Link parks to other destinations in the community and region such as schools, neighboring jurisdictions, regional parks and natural areas, and major employment centers. 1.3 Improve the pedestrian and bicyclist environment by creating safe and efficient connections across busy streets, railways and the river. 1.4 Increase physical connectivity with and views of the Green/Duwamish River. 1.5 Integrate linkages to recreation areas and open spaces when planning and designing the transportation system. 1.6 Include public transportation planning with the design and provision of parks and recreation programs and services. GOAL 2: A SENSE OF COMMUNITY The parks and recreation system builds community cohesion by providing places and programs for social interaction and gathering of all sizes, with designs that strengthen Tukwila's identity. 2.1 Design parks and recreation facilities that encourage social interaction, and gathering of large and small groups. 2.2 Design parks and recreation facilities that celebrate unique features of Tukwila and that contribute to quality of life and neighborhood needs. 2.3 Hold community events that encourage interaction between neighbors and celebrate the diversity of Tukwila. 2.4 Interpret local culture, history and environmentthroughout the system. 2.5 Integrate art throughout the city. 2.6 Support plans, policies, projects and programs to expand and improve the park and open space system in the Southcenter and Tukwila South areas, and seek opportunities to develop new facilities that enhance the overall experience of residents, while also considering the needs of employees, business owners and visitors. 3-2 Tukwila Parks, Recreation and Open Space Plan GOAL 3: OPPORTUNITIES FOR ALL Parks, recreation opportunities and public services offer something for all ages, abilities and cultures, in settings, locations and times that are convenient to as many as possible. 3.1 Offer flexible recreation programming that is constantly improving and responding to current trends and community desires. 3.2 Provide programs that embrace Tukwila's many cultures, customs and interests. 3.3 Design accessible parks, facilities and programs for all ages and abilities. 3.4 Increase the capacity at existing parks and recreation facilities to maximize use and expand public access. 3.5 Provide indoor and outdoor spaces designed for flexibility of use. 3.6 Consider future growth needs and planned density when providing recreation opportunities. 3.7 Expand program options through enhanced partnerships and volunteerism. CHAPTER 3. GOALS AND POLICIES GOAL 4: SAFE, INVITING AND AFFORDABLE Parks and facilities are safe, well maintained and clean, and programs and services are welcoming and accessible for all people. 4.1 Design parks and public spaces using accepted public safety standards such as Crime Prevention Through Environmental Design Principles (CPTED) or Defensible Space. 4.2 Develop park master plans or site designs that guide all major park improvements and that achieve cohesive design and efficient phasing of projects. 4.3 Involve the community in all aspects of project and program planning and implementation. 4.4 Involve community partners and volunteers in the construction and maintenance of parks to build public ownership and reduce City costs. 4.5 Increase access to affordable, free or reduced cost programs and services. 4.6 Expand awareness of the full range of program offerings and recreation options made available by the City and others. 4.7 Maintain parks and public spaces so that they are safe, clean, and welcoming. Tukwila Parks, Recreation and Open Space Plan 3-3 CHAPTER 3. GOALS AND POLICIES GOAL 5: HEALTHY PEOPLE AND PLACES Parks, recreation opportunities and open spaces promote healthy, active lifestyles, are designed and managed to engage and enhance the natural environment and the local economy. 5.1 Provide services for all ages to encourage community members to try new activities and build a habit of healthy living. 5.2 Ensure that projects and programs create a social, economic and environmental return on investment. 5.3 Consider long-term management, operations and maintenance needs when implementing new projects and programs. 5.4 Incorporate designs with green infrastructure, water and energy efficiency and storm water management, that create minimal environmental impacts. 5.5 Co -locate public infrastructure, environmental and recreational projects where practicable. 5.6 Regularly monitor and maintain natural areas to control invasive species and other impacts. 5.7 Employ best management practices in managing parks and open space areas and provide continuing education for City staff on these practices. 5.8 Provide public education resources to promote understanding of Tukwila's natural environment and river ecosystem while building a stewardship ethic in the community. 5.9 Leverage the park, recreation and open space system to meet the needs of the residents while considering economic stimulation and needs of visitors, business, and employees. 3-4 Tukwila Parks, Recreation and Open Space Plan Burien SeaToc Community Center • PROJECT TYPE J Expanded Capacity • Partner Sites • Riverfront Projects • Sustainable Stewardship 411•10. Connections ♦* Corridor Plan SeaTac ®City limits - - Roads — Existing Trails - Bike Routes River / Streams Railway / Rail Branch - Local Park Open Space - Special Use Park Boundary Adjustment Area TUKWILA PARKS, RECREATION AND OPEN SPACE SYSTEM CONCEPT MAP 156th 160t lir ankh Lake Washington Renton 0 0.5 1 Miles I I 1 Elg El El For park ownership information see Park and Facility Inventory 03.12.14 Data Source, Tukwila GIS, King County GIS I NAD 1983 Hom StatePlone Washington North Table 5-1: Prioritized Capital Project List Sv51crn ConseQt Category Prolrct Ownership ACTIVE PROJECTS (1-3 YEARS) ✓ ✓ Black River Trail/Lake to Sound Trail Duwamish Hill Preserve Tukwila Pond Park 152nd Street Open Space 57th Avenue South Park Codiga Park Crestview Park Crystal Springs Park Duwamish Park Green/Duwamish River Recreation Corridor Plan Fort Dent Park Hazelnut Park Ikawa Park Joseph Foster Memorial/ Lee Phillips Park Macadam Wetlands and Winter Garden Riverton Mini Park Riverton Park Ryan Hill Park Southgate Park Tukwila Community Center Tukwila South Crossing City of Tukwila/Private City of Tukwila City of Tukwila City of Tukwila City of Tukwila City of Tukwila Highline School District City of Tukwila Tukwila School District City of Tukwila City of Tukwila City of Tukwila City of Tukwila Tukwila School District, City of Tukwila City of Tukwila City of Tukwila Tukwila School District Private City of Tukwila City of Tukwila City and Partner Tukwila Parks, Recreation and Open Space Plan ✓ Complete the 1/4 mile link between the Green River Trail at Fort Dent Park and the City of Renton at the Black River sites, becoming a segment of the Lake to Sound Trail. Complete the remaining phases of planned park development. Complete the remaining phases of planned park development. Trail connection to Tukwila Elementary School site. Invest in landscape and surfacing improvements to reduce maintenance demand. First of three non -motorized boat launch to provide access to Green/Duwamish River, included in Hand boat launch CIP project. Consider adding off -leash dog area. Trail connection linking a gap neighborhood (P7 in the needs analysis) to this existing park; redesign the park for better clustering of activities. Add a community garden by designating a small area with room to expand (within limits). Recreation corridor plan to unify improvements on, adjacent to, overlooking and crossing the Green/Duwamish River. Create a large scale themed play area and complete necessary parking improvements to support park, concessionaire, trail access; develop a non - motorized boat launch to access the Green/Duwamish River. Invest in landscape and surfacing improvements to reduce maintenance demand. Invest in landscape and surfacing improvements to reduce maintenance demand. Create additional capacity at this site to address the need for social gathering and sports by repurposing/redesigning the baseball field with poor drainage. Build a boardwalk trail through the wetlands, add an intemal loop trail and add connections with adjacent neighborhoods. Invest in landscape and surfacing improvements to reduce maintenance demand. Maintain lease arrangement and take advantage of the capacity for group picnics at this site. Acquisition, design, development following the upgrade of local sewer service which is anticipated to drive additional housing demand in this area. Trail connection on abandoned access road, consider adding nature play features or other context sensitive features along the trail and improve access to and connections with Riverton Park and Tukwila International Boulevard. Maintain this site as a primary destination for recreation activity in Tukwila, including establishing a permanent skate park on the site. Pedestrian/bicycle bridge connecting Tukwila South to Brisco Park in Kent (see recommendation WB10). Forwards PROS Goals ✓ CHAPTER 5. IMPLEMENTATION 5 Planning Leve Cost $ 1,500,000 $ 8,500,000 $ 8,000,000 $ 1,250,000 $ 30,000 $ 200,000 $ 200,000 $ 500,000 $ 50,000 $ 250,000 $ 3,000,000 $ 30,000 $ 30,000 $ 1,000,000 $ 1,000,000 $ 30,000 No Identified Capital Cost $ 3,000,000 $ 1,250,000 $ 250,000 $ 5,000,000 5-9 CHAPTER 5. IMPLEMENTATION Table 5-1: Prioritized Ca ital Project List CONDITIONAL PROJECTS (6+ YEARS) Bicentennial Park Cascade View Community Park Cascade View Elementary School Christensen Road property Duwamish Gardens Foster Golf Links Grandview Off -Leash Dog Park Green River Trail Log House Park P-17 Pond Pamela Drive Open Space/ Wilcox River Park Showalter Middle School Thomdyke Elementary School Tukwila Elementary School Tukwila Park Tukwila Pool Walk and Roll Plan Connections Boeing Access Rd. - S. Ryan Way (W88) S. 144th St. from Military Road S. to 53rd Ave. S. (WB2 and WB5) Tukwila International Blvd. and East Marginal Way (W84) Trail through WSDOT ROW (W86) Southcenter to Sounder Station/Baker Blvd./Southcenter Blvd./Longacres Way/Minkler Blvd./RR spur through Southcenter (WB7) OriIlia Rd./S. 200th St./Green River Trail Extension (WB10) Ownership City of Tukwila City of Tukwila Tukwila School District City of Tukwila City of Tukwila City of Tukwila City of SeaTac City of Tukwila City of Tukwila City of Tukwila Tukwila School District Tukwila School District Tukwila School District City of Tukwila Tukwila School District/Tukwila MPD Private, City of Tukwila System Concept Category t = ru u. 1, s m � Project Description Sustain this site as indicated in the Green/Duwamish River Recreation Corridor Plan. Invest in landscape and surfacing improvements to reduce maintenance demand. Improve outdoor recreation facilities in exchange for public access after school hours, pending an agreement with the school district. Non -motorized boat launch to provide access to Green/Duwamish River, included in Hand boat launch CIP project. Develop site based on design process (underway in 2012). In addition to golf operations, continue to program and maintain this site recognizing the capacity and quality of the clubhouse and the relationship to the river. Maintain partnership with SeaTac to provide access to this facility. Develop nodes and access points to connecting trails and the river per the Green/Duwamish River Recreation Corridor Plan. Develop site consistent with the Green/Duwamish River Recreation Corridor Plan. Invest in landscape and surfacing improvements to reduce maintenance demand. Develop site consistent with the Green/Duwamish River Recreation Corridor Plan. Improve outdoor recreation facilities in exchange for public access after school hours, pending an agreement with the school district. Improve outdoor recreation facilities in exchange for public access after school hours, pending an agreement with the school district. Improve outdoor recreation facilities in exchange for public access after school hours, this site has the potential to address multiple recommendations 0S2, U4, pending an agreement with the school district. Upgraded features creating additional capacity at this site. Continue to partner with the Tukwila MPD for aquatic programming at this site. Bicycle and pedestrian improvements detailed in the Walk and Roll Plan (designated WB2, WB4, WB5, WB6, W87, WB8, WB10 in the recommendations). N W UV Forw Planning Level Cost No Identified Capital Cost $ 30,000 $ 300,000 $ 500,000 $ 2,800,000 No Identified Capital Cost No Identified Capital Cost $ 1,000,000 $ 250,000 $ 30,000 $ 250,000 $ 300,000 $ 300,000 $ 300,000 $ 1,000,000 No Identified Capital Cost No Identified Capital Cost Tukwila Parks, Recreation and Open Space Plan 5-10 Programming and Operations Projects In addition to moving the capital projects forward, Tukwila should align resources around the following programmatic and operational projects. PROGRAM DIVERSIFICATION Create a new category of recreation programs and services that is designated for continuous experimentation, with the purpose of diversifying the participation in Tukwila recreation programming. These programs should target both geographic areas that are distant and cut-off from existing programs and those demographic groups that have been underrepresented. This project should be kept outside of the cost -recovery calculations, measured instead by the attendance of these targeted users. After a program is offered and evaluated as successful, it can be moved from the experimental program category to the regular program schedule and be offered on a continued basis. Programs that fail to gain traction should be discontinued and new experimental programs can be generated to replace them. An important part of this turnover process is the ongoing evaluation of all recreation program options in which Tukwila is investing staff time and facility resources. Programs that are not meeting City goals should be evaluated for their current relevance and discontinued if they have reached the end of their life cycle. CHAPTER 5 IMPLEMENTATION EXPANDING INTERNAL AND EXTERNAL PARTNERSHIPS Recreation programming is an important interaction point between the City government and the citizens and employees in Tukwila. As the City becomes more connected to the full range of residents, recreation needs will increase. At the same time, the overall programming efforts of Parks and Recreation are anticipated to include more elements of community and social service. This will require additional and deeper partnerships to accomplish. The role of the Parks & Recreation management team will include more facilitating and coordinating of efforts in cooperation with multiple City departments as well as with numerous external partners. Drawing from the multi -departmental staff project team Tukwila Parks, Recreation and Open Space Plan 5-1 1 CHAPTER 5. IMPLEMENTATION and new contacts made through the public outreach process, Parks & Recreation staff should actively expand on the relationships and formal partnerships that will forward the goals of this Plan. Targeted Internal Partnerships Community Development Department Human Services Department Police Department Public Works Department Potential External Partnerships City of SeaTac Parks and Recreation Highline School District Immigrant and Refugee Organizations La Casa de la Raza Tukwila Metropolitan Park District Tukwila School District UTILIZE NEW PROGRAM LOCATIONS Building on the partnership with area schools, Tukwila should continue to explore opportunities to bring programs to the school sites where the youth of the community already attend classes and participate in activities. Further exploration should also be made into utilizing less conventional spaces, such as community service group offices, rented space, and even restaurants and coffee shops to bring existing and experimental programs out into the community and reach new audiences. ESTABLISH GUIDELINES FOR COMMUNITY INITIATED PROJECTS Many enhancements to individual sites have potential to tap into the passion of the community for construction and ongoing maintenance assistance. In order to efficiently harness this enthusiasm, the City should document the expectations for community organized projects and the process and conditions under which they can be approved for City property. INVENTORY UNDEVELOPED LAND To ensure that the City only acquires open space property that serves the purposes laid out in this Plan, an inventory should be prepared of the publicly and privately held undeveloped land. The inventory will help fulfill Goals 3 (Policy 3.6), 4 (Policy 4.2) and 5 (Policies 5.3 and 5.6), allowing the City to make informed decisions when opportunities arise. The purpose of this inventory is to identify the full extent of open space in the community and the potential for development. This inventory should overlay constraints to development, such as steep slopes, wetlands and other factors that would keep the property open regardless of ownership. This will allow the City to properly assess the importance of any potential open space acquisition or donation. 5-12 Tukwila Parks, Recreation and Open Space Plan Funding and Implementation Strategies EXPAND FUNDING FLEXIBILITY The ability to follow opportunities, such as grants and smaller but high impact projects, will be key to the continuing development of the parks system. This flexibility requires the identification of resources that will fund improvements or match grant funding. A key element of the City's current funding strategy is the designation of projects for the use of the Parks Impact Fee funds. The existing impact fees are set based on a very short and specific list of projects. The approximate cost of these projects is split with 80% attributed to new growth and then distributed by an established formula to the per unit fees. Assigning a project to one of the three prioritization criteria discussed previously (active, pending or conditional), the City can shift the specific projects in the impact fee list to categories of improvements (matched to this Plan) that represent citywide benefit. This approach would be more responsive to the opportunity based direction of this Plan. The total cost of the impact fee list (and therefore the resulting fees) could be maintained at current levels while still ensuring that the City funds at least a 20% share of the total cost of projects as established in the current ordinance. CHAPTER 5. IMPLEMENTATION ENHANCE COMMUNITY RELATIONSHIP BUILDING CAPACITY The importance of community partners, from individual volunteers to school administrations, is a major emphasis in this planning effort. Developing and coordinating this effort is going to require additional staff time and expertise. Beginning with the addition of a stewardship coordinator to manage the volunteer efforts around the forest and river resources in Tukwila, the City can build knowledge of partner organizations, explore ways to connect with new groups of potential volunteers and manage on -the -ground projects that benefit the system. The next step would be to add or develop this position into a broader focused community relationship manager. MAXIMIZING OTHER CAPITAL PROJECTS At any given time, the City or other agencies are completing a variety of capital projects that are located nearby or even within park sites. For example, new parks or plazas can be designed and developed along with future fire stations. These projects present an opportunity to piggy -back on the mobilization, restoration or even the cost of the project as match funding for grants. For this strategy to be useful, interdepartmental and interagency communication and project planning must be aligned to make sure that the opportunity is identified before it passes. Street, utility and redevelopment projects adjacent to and surrounding park sites should be monitored for the advance signs of action. Tukwila Parks, Recreation and Open Space Plan 5-13 CHAPTER 5. IMPLEMENTATION Future Projects The only certainty that the community can rely on is that the situation will change over the life span of the PROS Plan. Whether it be a new idea emerging from the community or a conditional project moving forward, decision making about how to integrate these projects into the pending and active project list should be guided by a set of evaluative criteria. The following questions provide a starting point for a discussion about how emerging projects should be dealt with, presented in no particular order. Capital and Resource Availability Are there adequate resources to move the project forward and maintain it in the future? Adequate resources should be identified for construction and maintenance needs that align with the type of facilities added. These resources could include a mix of City and other resources such as developer contributions, sponsorships, volunteer labor or private ownership. Projects that have an identified source of funding or support should have priority. Property Availability and Condition Does the City own or have an agreement for use of the project site? The availability or relative difficulty of acquiring an appropriate park site adds complexity to the decision and is closely related to having adequate resources. In some situations the land will be available because it is a condition of approval of a redevelopment. In others the City may need to purchase the land on the open market, a process that can introduce significant cost. The condition of the site should also be a factor, and the site should be free of encumbrances such as environmental issues, limited public access, infrastructure needs, etc. Projects located on sites that are owned or publicly available to the City and are in good condition should have priority. Meeting Identified Needs Will the project fulfill an identified park and/or recreation need? Projects should include facilities that serve the community's needs as identified in goals and policies of the future parks and recreation Comprehensive Plan elements. Projects 5-14 Tukwila Parks, Recreation and Open Space Plan that improve gaps in park and recreation access should have priority. Completing Connections Does the project improve connectivity to parks and recreation resources? Trails and safe streets are some of the most valued resources in the park and recreation system. Major trails such as the Green River Trail and Interurban Trail form critical community links and connect multiple park and recreation sites to one another. Projects that improve or contribute to connections to parks and recreation resources should have priority. Available Partnerships Does the project have the support of one or more partners? Neighborhood support and corporate and community partnerships will be critical to the development of Tukwila's park system. Projects with one (or more) identified community partners that will assist in the development or maintenance (or both) should have priority. Enhancing/Maintaining Existing Resources Will the project reinvest in an existing park or recreation area? Tukwila has built up an investment in park sites and facilities that should be protected through scheduled capital replacement and improvements as CHAPTER 5 IMPLEMENTATION recommended. Projects that address issues or enhance capacity on existing sites should have priority. Supporting Strategic Plan and Comprehensive Plan Goals Can the project support multiple goals found in these plans? The City has an existing policy framework based largely on the Strategic Plan and Comprehensive Plan. These documents outline the long term strategies and desires of the community that each proposal should strive to achieve. Projects that meet as many goals as possible, including those that promote social equity, economic development, and other related benefits should have priority. Pending or Conditional Is there a condition that needs to be met before the project can move forward? New projects will be added to Iwo parts of the prioritization framework, pending projects or conditional projects. The key to this question is whether or not there is a hurdle that needs to be overcome before the project could be funded to move forward. If there is, the project would be added in the conditional projects list. Otherwise, the project would be pending until action begins. Tukwila Parks, Recreation and Open Space Plan 5-15 Instrument Number: 20180817001048 Document:COV Rec: 8109.00 Page-1 of 11 Record Date:8/17/2018 4:07 PM Electronically Recorded King County, WA After Recording, Return to: City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 Attn: City Clerk THIS DOCUMENT IS RECORDED AS A COURTESY ONLY. FRSTAMERICAN TITLE INSURANCE CO. ASSUMES NO LIABILITY FOR SUFFICIENCY, VALIDITY OR ACCURACY DEVELOPMENT COVENANT Grantor: Vintage Housing Development Inc.; James D. Raisbeck, Sherry Raisbeck and Bill Grinstein, Co - Trustees of the James D. and Sherry Raisbeck Foundation Trust Agreement dated December 31, 1998 Grantee: City of Tukwila Abbr. Legal Descr.: Ptn Lots 165-173, Blk 18, C.D. Hillman's Meadow Gardens Add., Division No. 2, Vol., 12, Pg. 82 Full Legal on Exhibit A Tax Account Nos.: 334840-1800, 334840-1810, 334840-1820, and 334840-1860 Related Documents: N/A This DEVELOPMENT COVENANT ("Covenant") is entered into as of August 17, 2018 by Vintage Housing Development Inc., a Nevada corporation ("Developer") and James D. Raisbeck, Sherry Raisbeck and Bill Grinstein, Co -Trustees of the James D. and Sherry Raisbeck Foundation Trust Agreement dated December 31, 1998 ("Owner") in favor of City of Tukwila, Washington (the "City"); WHEREAS, Owner is the owner of certain real property located in the City of Tukwila, King County, Washington as more particularly described in Exhibit A and shown on Exhibit B attached hereto and incorporated herein by reference (the "Property"); WHEREAS, Developer has an option to acquire the Property from Owner, and desires to construct approximately 247 housing units on the Property (the "Project"); 97809157.4 0078096-00055 After Recording, Return to: City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 Attn: City Clerk THIS DOCUMENT IS RECORDED AS A COURTESY ONLY. FIRSTAMERICAN TITLE INSURANCE CO ASSUMES NO LIABILITY FOR SUFFICIENCY, VALIDITY OR ACCURACY Grantor: ORIGINAL Electronically Recorded DEVELOPMENT COVENANT Vintage Housing Development Inc.; James D. Raisbeck, Sherry Raisbeck and Bill Grinstein, Co - Trustees of the James D. and Sherry Raisbeck Foundation Trust Agreement dated December 31, 1998 Grantee: City of Tukwila Abbr. Legal Descr.: Ptn Lots 165-173, Blk 18, C.D. Hillman's Meadow Gardens Add., Division No. 2, Vol. 12, Pg. 82 Full Legal on Exhibit A Tax Account Nos.: 334840-1800, 334840-1810, 334840-1820, and 334840-1860 Related Documents: N/A This DEVELOPMENT COVENANT ("Covenant") is entered into as of August 17, 2018 by Vintage Housing Development Inc., a Nevada corporation ("Developer") and James D. Raisbeck, Sherry Raisbeck and Bill Grinstein, Co -Trustees of the James D. and Sherry Raisbeck Foundation Trust Agreement dated December 31, 1998 ("Owner") in favor of City of Tukwila, Washington (the "City"); WHEREAS, Owner is the owner of certain real property located in the City of Tukwila, King County, Washington as more particularly described in Exhibit A and shown on Exhibit B attached hereto and incorporated herein by reference (the "Property"); WHEREAS, Developer has an option to acquire the Property from Owner, and desires to construct approximately 247 housing units on the Property (the "Project"); 97809157.4 0078096-00055 WHEREAS, to accommodate the development of the Project, on June 18, 2018 the City passed Ordinance No. 2577, modifying the City's Comprehensive Plan to accommodate a rezone of the Property, and Ordinance No. 2578, rezoning the Property to High Density Residential, (together, the "Ordinances") subject to certain conditions; and WHEREAS, the Ordinances require the recording of this Covenant to memorialize the conditions of the Ordinances;. NOW THEREFORE, Owner and Developer hereby covenant and agree as follows: 1. Covenants of Developer. 1.1. 47th Avenue South, between South Ryan Way and S. 109th Street, and South 109th Street, between the Property and 47th Avenue South, shall be improved with curbs, gutters, sidewalks, street illumination, and storm water facilities in accordance with the City's Infrastructure Design and Construction Standards Manual in effect at the time of building permit application prior to the issuance of a certificate of occupancy for the Project. 1.2. The sanitary sewer line that serves the Property shall be extended to 47th Avenue South at the time the Project is constructed, in accordance with the City's Infrastructure Design and Construction Standards Manual in effect at the time of building permit application. 1.3. A westbound left -turn pocket on South Ryan Way to allow for left turns onto 47th Avenue South and a northbound left -turn pocket on 47th Avenue South to allow for left turns onto South Ryan Way, shall be installed prior to the issuance of a certificate of occupancy for the Project 1.4. Developer must apply for a development permit for the Project by June 23, 2021. 2. Termination of Covenant. This Covenant shall be effective from the date it is recorded in the official records of King County, Washington. The conditions set forth in this Covenant shall be deemed satisfied by the City's issuance of a certificate of occupancy for the Project. The failure to comply with the conditions set forth in paragraph 1 shall cause the changes to the Comprehensive Plan Land Use Map and the Zoning Map made by the Ordinances to be void, whereupon the zoning applicable to the Property shall revert to the zoning in place immediately preceding the passage of Ordinance 2578, and this Covenant will be deemed terminated and of no further force or effect. 3. Covenant Runs with the Land. Subject to the conditions of paragraph 2, the covenants set forth herein shall be appurtenant to and run with the land and constitute restrictions on the Property upon the terms and provisions set forth in this Covenant. This Covenant shall be binding upon and inure to the benefit of the Owner, Developer, the City, and their successors and assigns. 97809157.4 0078096-00055 2 4. No Public Rights or Dedication. Nothing in this Covenant shall be construed to require the development of the Project or to provide an easement, dedication or other benefit to the general public for use of or entry upon the Property. 5. Amendment. This Covenant may only be amended by a written instrument approved by the City and recorded in the official records of King County, Washington. 6. Counterparts. This instrument may be executed in any number of counterparts, each of which shall be an original, but all of which shall constitute one and the same instrument. [Signatures on Following Pages] 97809157.4 0078096-00055 IN WITNESS WHEREOF, Owner has executed this Development Covenant as of the first date set forth above. Jam s D. Raisbeck, Co -Trustee of the James D. and Sherry Raisbeck Foundation Trust Agr ment dated December 31, 1998 STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) This record was acknowledged before me on t s + 11, ZD ► a by James D. Raisbeck as the Co -Trustee of the James D. and Sherry K"aisbeck Foundation Trust Agreement dated December 31, 1998. DATED: Cz -a--4 i9- 2- 1 c�. emeameammaimmimiomodiamo 41. Notary Public 1 sate of Washington GAYLE A ARMSTRONG 1 My Appointment Expires May 28, 2019 i drierwwwwwwwwwwwg (Print Name) UG7 y1c A , A-r,rNttYv✓)�j Notary Public for the State of Washington _J My commission expires: F /1eN I v' 2.0 1 97809157.3 0078096-00055 IN WITNESS WHEREOF, Owner has executed this Development Covenant as of the first date set forth above. Sherry RaisbetX, Co -Trustee of the James D. and Sherry Raisbeck Foundation Trust Agreement dated December 31, 1998 STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) This record was acknowledged before me on Am. Lx-A- 1120 ibby Sherry Raisbeck as the Co -Trustee of the James D. and Sherry Raibeck Foundation Trust Agreement dated December 31, 1998. DATED: (41 2p t a . Notary Public State of Washington GAYLE A ARMSTRONG My Appointment Expires May 28, 2019 (Print Name) 6-0�y'/ le A Ara) Notary Public for the State of Washington My commission expires: 1` r`j ZP�, ZU i c7 97809157.3 0078096-00055 IN WITNESS WHEREOF, Owner has executed this Development Covenant as of the first date set forth above. Bill Grinstein, Co -Trustee of the James D. and Sherry Raisbeck Foundation Trust Agreement dated December 31, 1998 STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) This record was acknowledged before me on fkvgcs r (3, 20 (' by Bill Grinstein as the Co -Trustee of the James D. and Sherry Raisbeck Foundation Trust Agreement dated December 31, 1998. DATED: q u s r t 3 2 c (Print Name) 14,;4L ,(// Notary Public for the State of - Zr0 4o My commission expires: c' - 2 97809157.3 0078096-00055 IN WITNESS WHEREOF, Developer has executed this Development Covenant as of the first date set forth above. VINTAGE HOUSING DEVELOPMENT INC. a Nevada corpo tion By: LAM vl Name: Kll chi2.4.1 (� 6-- Its: lna A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. STATE OF CALIFORNIA )ss. COUNTY OF ORANGE On August 13 , 2018, before me, kV3v . r,S ' , a Notary Public, personally appeared Michael K. Gancar who proved to me on the basis of satisfactory evidence to be the person whose name is subscribed to the within instrument and acknowledged to me that he/she executed the same in his/her authorized capacity, and that by his/her signature on the instrument the person, or the entity upon behalf of which the person acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Notary Public in County and State d for said 97809157.3 0078096-00055 By: Name: Its: IN WITNESS WHEREOF, the City has executed this Development Covenant as of the first date set forth above to acknowledge its approval of the instrument. APPROVE AS TO FORM ONLY (CITY): /-14 N e 5 1-o 554-- 64) /4 arti2a. EXHIBIT A to DEVELOPMENT COVENANT Legal Description of Property PARCEL A: LOT 165, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT PORTIONS CONDEMNED BY THE CITY OF SEATTLE FOR TRANSMISSION LINE PURPOSES IN SUPERIOR COURT CAUSE NO. 469557 AS CONTEMPLATED BY ORDINANCE NO. 82986; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1, BY DEED RECORDED MARCH 07, 1963 UNDER RECORDING NO. 5552941, RECORDS OF KING COUNTY; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5695665; AND EXCEPT THAT PORTION THEREOF IF ANY LYING WITHIN STREET. PARCEL B: LOT 166, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF CONVEYED TO STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5552940. PARCEL C: LOTS 167 TO 170, INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 597316. 97809157.4 0078096-00055 A-1 PARCEL D: LOTS 171 TO 173, INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 601962. 97809157.4 0078096-00055 A-2 TAX ACCOUNT NO.: 3348401 1 05 97809157.3 0078096-00055 dWda SS333d EXHIBIT B To Development Covenant — PARCEL D TAX ACCOUNT NO '- 3348401860-04 _ _ ._ PARCEL C TAX ACCOUN T NO. 33484.01.__ 03 PARCEL A TAX ACCOUN T NO.: 3348401800-07 PARCEL MAP N A-3 After Recording, Return to: Stoel Rives LLP 600 University Street, Suite 3600 Seattle, WA 98101 Attn: Joseph P. McCarthy Grantor: DEVELOPMENT COVENANT Vintage Housing Development Inc.; James D. Raisbeck, Sherry Raisbeck and Bill Grinstein,_Co-• Trustees of the James D. and Sherry Raisbeck Foundation Trust Agreement dated December 31, 1998 Grantee: City of Tukwila Abbr. Legal Descr.: Ptn Lots 165-173, Blk 18, C.D. Hillman's Meadow Gardens Add., Division No. 2, Vol. 12, Pg. 82 Full Legal on Exhibit A and Parcel Map on Exhibit B Tax Account Nos.: 334840-1800, 334840-1810, 334840-1820, and 334840-1860 Related Documents: N/A This DEVELOPMENT COVENANT ("Covenant") is entered into as of , 2018 by Vintage Housing Development Inc., a Nevada corporation ("Developer") and James D. Raisbeck, Sherry Raisbeck and Bill Grinstein, Co -Trustees of the James D. and Sherry Raisbeck Foundation Trust Agreement dated December 31, 1998 ("Owner") in favor of City of Tukwila, Washington (the "City"); WHEREAS, Owner is the owner of certain real property located in the City of Tukwila, King County, Washington as more particularly described in Exhibit A and shown on Exhibit B attached hereto and incorporated herein by reference (the "Property"); WHEREAS, Developer has an option to acquire the Property from Owner, and desires to construct approximately 247 housing units on the Property (the "Project"); WHEREAS, to accommodate the development of the Project, on June 18, 2018 the City passed Ordinance No. 2577, modifying the City's Comprehensive Plan to accommodate a 97809157.3 0078096-00055 rezone of the Property, and Ordinance No. 2578, rezoning the Property to High Density Residential, (together, the "Ordinances") subject to certain conditions; and WHEREAS, the Ordinances require the recording of this Covenant to memorialize the conditions of the Ordinances; NOW THEREFORE, Owner and Developer hereby covenant and agree as follows: 1. Covenants of Developer. It is a condition of the Ordinances that: 1.1. 47th Avenue South, between South Ryan Way and S. 109th Street, and South 109th Street, between the Property and 47th Avenue South, shall be improved with curbs, gutters, sidewalks, street illumination, and storm water facilities in accordance with the City's Infrastructure Design and Construction Standards Manual in effect at the time of building permit application prior to the issuance of a certificate of occupancy for the Project. 1.2. The sanitary sewer line that serves the Property shall be extended to 47th Avenue South at the time the Project is constructed, in accordance with the City's Infrastructure Design and Construction Standards Manual in effect at the time of building permit application. 1.3. A westbound left -turn pocket on South Ryan Way, to allow for left turns onto 47th Avenue South, and a northbound left -turn pocket on 47th Avenue South, to allow for left turns onto South Ryan Way, shall be installed prior to the issuance of a certificate of occupancy for the Project 1.4. Developer must apply for a development permit for the Project by June 1-723, 2021. 2. Termination of Covenant. This Covenant shall be effective from the date it is recorded in the official records of King County, Washington. The conditions set forth in this Covenant shall be deemed satisfied by the City's issuance of a certificate of occupancy for the Project. The failure to comply with the conditions set forth in this paragraph 1 shall cause the changes to the Comprehensive Plan Land Use Map and the Zoning Map made by the Ordinances to be void, whereupon the zoning applicable to the Property shall revert to the zoning in place immediately preceding the passage of Ordinance 2578, and this Covenant will be deemed terminated and of no further force or effect. 3. Covenant Runs with the Land. Subject to the conditions of paragraph 2, the covenants set forth herein shall be appurtenant to and run with the land and constitute restrictions on the Property upon the terms and provisions set forth in this Covenant. This Covenant shall be binding upon and inure to the benefit of the Owner, Developer, the City, and their successors and assigns. 4. No Public Rights or Dedication. Nothing in this Covenant shall be construed to require the development of the Project or to provide an easement, dedication or other benefit to the general public for use of or entry upon the Property. 97809157.3 0078096-00055 2 0 CD 0 C ' 0 C.) a) ' > 2 0_ E —c cI • ! Ca _C > < 1 73 C •Z C I CO X 11 >, 4' co s Comprehensive Plan and Zoning Code Map Change Sensitive Area Map r Sr.� .l jqy RA♦ oIS (41drat Viv AK Tit A#7, Comprehensive Plan and Zoning Map Amendment from Commercial Light Industrial and Low Density Residential to High Density Residential Five parcels totaling 644,002 sq. ft. or 14.78 acres 03 23 049149 0323049034 \ 188, 179 sq. ft. 0323049050 186,001 sq. ft. J r 33 48401860 158,558 sq. ft. 39,390 sq. ft. 71,874 sq. ft. LDR 348401820 33 48401810 33 48401800 3348402700 476800050 476800260 _. . ^._, 5 476800255 0 in N O 0 54 oN (%) N. h 5476 h 21' ct Pt 800067 �e,.`t�5476800110'�, r-- 5476800090 0 54768001 S47( 800068 �r .47680- 100co N O� _ 0) 54�768002 476800031 S4:76800270 5476800275 ._ 5476800040I,,y__��__�_____������54768002747 547 E 0004-f 47d8000i62� 5 %76800055 5476800061 o h, .0 0o 2-3348401790 33484.017RO 6800060 687 0590' art o+ N 0 0 4,4 h zco h to 68 74200650 0 c, O 0 0 0 h 0 032 5 47(, 300069 5476800070 67420052d 6 68742 0053 0 O 11 An 68' N N--5476800 22 5 4768002: 54768002: 5476800080 ¢ An of 00 a 6874200326-0. 7,200 sq. ft. Removed from application rn— O O vs Ia h rn- 874 ,� el i `. 1 v 68 42003 60 6874 6874200370 6-68742003 95 rc+ � j 687�2402�75 o 742Q0570 L687__42:00515 6874200265 O 6874200 el O h 0 6E 0 c 6874201 d .N 687420( h ' N 6874201 .co w n �— 03 687420( °0 0 68 7 420 ( O h- 687421 6874200655 7_8a000192 LDR 00 op O O :000013 0 a [6874 W:\@SHAREPOINT FOLDER RESTRUCTURE\Long Range Planning\Comprehensive Plan (Nora (to subassign to others))\Annual Comp Plan Amendments\2016 -2017\Vintage Tukwila\parcel map.docx INFRASTRUCTURE DESIGN AND CONSTRUCTION STANDARDS CHAPTER 8 SANITARY SEWER 8.0 GENERAL 8.0.1 COMPREHENSIVE SEWER PLAN The City of Tukwila's Comprehensive Sewer Plan ensures orderly and cost effective development of existing and future sewerage facilities. All proposed sewer improvements and extensions shall be consistent with the Comprehensive Sewer Plan. All modifications to the Comprehensive Sewer Plan require written approval from the Director. The Permittee shall extend the sanitary sewer improvements to the extreme boundary of the property in accordance with the comprehensive plans. If the plan does not require future extension at the Permittee's project, the Permittee shall extend the sewer to service the property. Refer to Figure 9 for sewer district boundaries within Tukwila. 8.0.2 SANITARY SEWER EXTENSION If the sewer extension provides benefit to other properties, the Permittee may arrange for partial reimbursement through a Developer Reimbursement agreement 8.0.3 SEPTIC TANKS The Director may allow a residential septic system, which meets the requirements of South King County Health Department, when there is no sanitary sewer main or lateral within 250 feet of the building. All septic tank removal or abandonment shall be accomplished in accordance with King County Board of Health Code 13.04.054, within thirty (30) days as follows: 1. Pump the tank dry, bleach, and pump again. The tank may be removed or abandoned in place by punching holes in the bottom and filling it with sand or gravel; and 2. Provide a receipt from a King County approved pumper documenting septage removal; and 3. Remove or destroy lid; and 4. Fill the septic tank with compacted sand or gravel; and 5. Report the removal or abandonment to the King County Health officer. 8.0.4 CONNECTION TO METRO SEWER Side sewer connections to King County Department of Natural Resources interceptor sewer lines shall be allowed only by written permission from King County. The City will be the agency through which permits will be obtained for such 70 Revision date: 04/17/2009 CITY OF TUKWILA CAPITAL PROJECT SUMMARY 2017 to 2022 PROJECT: Ryan Hill - Neighborhood Sewer Revitalization Project No. 99940201 DESCRIPTION: Design and construct sewers from S Ryan Way south to S 113th St. JUSTIFICATION: Existing septic systems are failing and creating public health hazards. STATUS: MAINT. IMPACT: Increased man-hours for flushing new sewer mains. COMMENT: FINANCIAL Through Estimated (in $000's 2015 2016 2017 2018 2019 2020 2021 2022 BEY EXPENSES Design 200 200 Land (R/W) 0 Const. Mgmt. 200 200 Construction 1,500 1,500 TOTAL EXPENSES 0 0 0 0 0 0 0 0 1,900 1,900 FUND SOURCES Awarded Grant 0 Proposed Grant 0 Mitigation Actual 0 Mitigation Expected 0 Utility Revenue 0 0 0 0 0 0 0 0 1,900 1,900 TOTAL SOURCES 0 0 0 0 0 0 0 0 1,900 1,900 2017 - 2022 Capital Improvement Program ** r\ City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Notice of Complete Application April 6, 2017 Chris Olson nystrom+olson architecture 502 W. Riverside, Suite 200 Spokane, WA 99201 Subject: Vintage Tukwila -Project File # PL16-0062 Dear Mr. Olson, We reviewed the revised application for a requested change to the Comprehensive Plan and Zoning Maps. Your application is considered complete on April 6, 2018 for the purposes of meeting state mandated time requirements. Your next step is to contact Fast Signs Kent (206) 575-21100 within 14 days of this Notice of Completeness. Once you have contacted and paid Fast Signs, they will contact us and we will work with them on the Notice Board Content and location. You also have the option of providing a public notice board(s) on the site yourself per the specifications. (see Attachment) A public meeting within the 21-day comment period is required and I am working on a location, date and time. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation, such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. This notice of complete application applies only to the permit identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. Please feel free to contact me with any questions at moira.bradshaw0tukwilawa.gov or (206) 431- 3659. Kind regards, Moira Carr Bradshaw Senior Planner Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov c 0 c any Lfl9 'any I-14gg 0 U S. Bangor St. C Q U S. Fountain S. Leo St. 'S geocon Ave. S .a'y 1OS .0 .eAVI 4nOS 1 NO SCALE PERMIT CENTER l 1 COMPL TE APPLICATION CH CKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived, or should be submitted at a later date for use at the public hearing (e.g. colored renderings). Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow starting project review and vesting the applicant's rights. However, they in no way limit the City's ability to require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning APPLICATION MATERIALS: ✓ 1. Application Checklist (1 copy) indicating items submitted with application. ✓ 2. Completed Application Form and drawings (4 copies, if applying for a Zoning Code Amendment do not duplicate materials). ✓ 3. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). ✓ 4. One set of all plans reduced to either 8 1/2" x 11" or 11" x 17". ✓ 5. Application Fee : See Land Use Fee Schedule for standard application fee. 6. Zoning Code Amendment with fee if requesting a map change, do not duplicate materials. 7. SEPA Environmental Checklist with fee once application is referred by the City Council to the Planning Commission for review. PUBLIC NOTICE MATERIALS: 8. Payment of notice board fee (see Land Use Fee Schedule) to FastSigns Tukwila OR provide a 4' x 4' public notice board on site within 14 days of the Department determining that a complete application has been received (see Public Notice Sign Specifications Handout). \\citystore\City Common\Teri - DCD\Kirby\2016 Applications\Comprehensive Plan Amendment -March 2016.docx Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning ✓ 9. Pay the fee as established by the Land Use Fee Schedule for generating mailing labels; OR provide an excel spreadsheet of mailing labels for all property owners and tenants (residents and businesses) within 500 feet of the subject property. Each unit in multiple family buildings e.g. apai tments, condos, trailer parks -- must be included. Once your project is assigned to a planner, you will be required to provide an electronic copy of the mailing label spreadsheet in the following format: Name, Street Address, City State Zip, with each of these fields as an individual column: Name Street Address City, St, Zip Mr. Smith 1234 Park Ave S Tukwila WA 98188 PLEASE NOTE: Regardless of whether you pay the City to generate the mailing labels or you provide them, there is an additional fee for postage and material as listed under Public Notice Mailing Fee on the Land Use Fee Schedule. Payment of this fee is due prior to issuance of the decision and you will receive a separate bill for this fee. 10. If providing own labels, include King County Assessor's map(s) which shows the location of each property within 500 ft. of the subject lot. PROJECT DESCRIPTION AND ANALYSIS: if 11. Provide a written response to the criteria listed at TMC 18.80.050 and 18.80.010 (included in packet). ✓ 12. Provide two copies of sensitive area studies such as wetland or geotechnical reports if needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). See Geotechnical Report Guidelines and Sensitive Area Special Study Guidelines for additional information. SITE PLAN: it 13. (a) The site plan must include a graphic scale, north arrow and project name. Maximum size 24" x 36". ✓ (b) Existing and proposed building footprints. ✓ (c) Vicinity Map with site location, does not have to be to scale. (d) Landscape areas sufficient to meet Zoning Code requirements, planting plan is not required. ✓ (e) Parking lots, driveways and access roads. ✓ (f) Loading and service areas. 1 (g) Fences, rockeries and retaining walls (h) Proposed lot and tract lines if applicable. (i) Location of all tracts to be dedicated to any public or private purpose with notes stating their purpose it (j) Plan showing the location of all sensitive areas (e.g. streams, wetlands, slopes over 15%, coal mine areas and important geological and archaeological sites) and their buffers and setbacks. 1 (k) Dash in setback distances required under proposed zoning from all parcel lot lines. \\citystore\City Common\Teri - DCD\Kirby\2016 Applications\Comprehensive Plan Amendment -March 2016.docx Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning OTHER: 14. Scalable building elevations of proposed structures with keyed colors and materials. Show mechanical equipment and/or any proposed screening. 15. A color and materials board representing the proposed project is optional. 16. A rendering is optional. If submitted, it must accurately show the project and be from a realistic perspective (5 to 6 feet above the sidewalk). \\citystore\City Common\Teri - DCD\Kirby\2016 Applications\Comprehensive Plan Amendment -March 2016.docx ,t CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 ZONING CODE AMENDMENTS FOR STAFF USE ONLY Permits Plus Type: P-CODE Planner: File Number: 1l‘, —to 03 Application Complete Date: Project File Number: 9 . /� _ 6060i Application Incomplete Date: Other File Numbers: E./7 -0 oo . NAME OF PROJECT/DEVELOPMENT: Vintage at Tukwila BRIEF DESCRIPTION OF PROJECT: LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. Access Street of of 47th Ave S & S Ryan Way - Site Access from Currently Undeveloped S 109th Street LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 3348401800,3348401810,3348401820,3348401860,0323049050%G//2, DEVELOPMENT COOk�INATOR : t,pA The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Name: Mujib Kamawal Address: 2009 Minor Ave E Phone: (206) 323-4144 FAX: E-mail: mujibk@brhinc.com Signature: Ay- Date: 07/18/2017 62(41 Fa4sori- 76.) - 506 - 6260 U \\dcptstorc\City CommoiATcriRevisions In Progress1Zoning Code Amend-Jan2011.docx CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 COMPREHENSIVE PLAN AMENDMENTS APPLICATION FOR STAFF USE ONLY Permits Plus Type: P-CPA Planner: /` (,%yQ.....- File Number: Application Complete Date: 9 ! �-� — Project File Number: %/ ( i Application Incomplete Date: / Other File Numbers: 9%:.: J ` 1, ' 1 This application requires public notice. Please refer to section 9 of the application checklist. NAME OF PROJECT/DEVELOPMENT: VINTAGE at TUKWILA LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. ACCESS STREET OFF OF 47TH AVE. S. IN THE VICINITY OF MARTIN LUTHER KING JR. WAY & S. RYAN WAY SEE ATTACHED LETTER AND SURVEY COVER SHEET FOR LEGAL DESCRIPTIONS INCLUDING LOTS, BLOCKS, AND SUBDIVISIONS. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 6874200530, 3348401800, 3348401810, 3348401820, 3348401860 DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Name: CHRIS OLSON Address: 502 W. RIVERSIDE, SUITE 200 Phone: (509) 328-6464 FAX: E-mail: OLS ON@ NYSTROMOLSON.COM Signature: O Date: 2/23/2017 RECEIVED CITY OF TUKWILA APR 0 3 2017 \\citystore\City Common\Teri - DCD\Kirby\2016 Applications\Comprehensive Plan Amendment -March 2016.docx PERMIT CENTEP EIS A. COMPREHENSIVE PLAN iyh'SIGNATION: Existing: LDR (LOW DENSITY RESIDENTIAL) Proposed: HDR (HIGH DENSITY RESIDENTIAL) B. ZONING DESIGNATION: Existing: LDR (LOW DENSITY RESIDENTIAL) Proposed: HDR (HIGH DENSITY RESIDENTIAL) C. LAND USE(S): Existing: VACANT Proposed: SENIOR HOUSING (for proposed changes in land use designations or rezones) D. GENERAL DESCRIPTION OF SURROUNDING LAND USES: Describe the existing uses located within 1,000 feet in all directions from the property or area for which a change is proposed. To the north of the property within 1,000 feet is Low Density Residential (LDR) and Commercial/Light Industrial (C/LI), Light Industrial (LI), and Office (0) zoning along S. Ryan Way. The City of Seattle boundary line is also within 1,000 feet to the north. To the east of the property is LDR-zoned properties with some High Density Residential (HDR) properties along 51st Ave. S. Directly to the south of the of the property is LDR-zoned properties and further to the south is Martin Luther King Jr. Way S. and Interstate 5 which is bordered to the south by the Manufacturing/ Industrial Center Boundary which is zoned for Manufacturing Industrial Center/ Heavy Industrial (MIC/H). To the west is again bordered by Martin Luther King Jr. Way S. and Interstate 5 which is adjacent to the Manufacturing/ Industrial Center Boundary which is zoned for Manufacturing Industrial Center/ Heavy Industrial (MIC/H). \\citystore\City Common\Teri - DCD\Kirby\2016 Applications\Comprehensive Plan Amendment -March 2016.docx nystrom + olson •E- L i r u 912 w sprague ave. spokane, wa 99201 ph:509.328,6464 web: www.nocarch.com March 15, 2017 City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 Project: Vintage at Tukwila —#PL16-0062 47T" Ave. S. & S. Ryan Way Tukwila, WA 98178 LEGAL DESCRIPTION (SEE ALSO CIVIL SURVEY, SHEET 2 OF 4) TAX ACCOUNT NO..: 334840-1800-07 ✓, 334840-1810-05 ` 334840-1820-03 334840-1860-04 o' 687420-0530-05 PARCEL A: LOT 165, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT PORTIONS CONDEMNED BY THE CITY OF SEATTLE FOR TRANSMISSION LINE PURPOSES IN SUPERIOR COURT CAUSE NO. 469557 AS CONTEMPLATED BY ORDINANCE NO. 82986; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1, BY DEED RECORDED MARCH 07, 1963 UNDER RECORDING NO. 5552941, RECORDS OF KING COUNTY; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5695665; AND EXCEPT THAT PORTION THEREOF IF ANY LYING WITHIN STREET. TAX ACCOUNT NO.: 334840-1800-07 PARCEL B: LOT 166, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; 1 EXCEPT THAT PORTION THEREOF CONVEYED TO STATE OF WASHINGTONI FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5552940. TAX ACCOUNT NO.: 334840-1810-05 PARCEL C: LOTS 167 TO 170, INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 597316. TAX ACCOUNT NO.: 334840-1820-03 PARCEL D: LOTS 171 TO 173, INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, IN KING COUNTY, 'WASHINGTON; EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 601962. TAX ACCOUNT NO.: 334840-1860-04 PARCEL E: LOTS 17 AND 18, BLOCK 5, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 5 OF PLATS, PAGE 86, IN KING COUNTY, WASHINGTON. TAX ACCOUNT NO.: 687420-0530-05 Please do not hesitate to contact me if you have any questions or comments. Sincerely, awatt,4 Chris Olson Nystrom Olson Architecture 2 \.i PROJECT DESCRIPTION AND ANALYSIS QUESTION 11. Provide a written response to the criteria listed at TMC 18.80.50 and 18.80.10. An amendment may be appropriate in light of new information that affects assumptions on which the Comprehensive Plan and Zoning Code were based, unanticipated changes in community conditions or goals, or in the interest of public safety and welfare. A. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.050) Demonstrate how each of the following circumstances justifies a re -designation of your property or a change in existing Plan policies: 1. Describe how the issue is addressed in the Comprehensive Plan. If the issue is not adequately addressed, is there a need for the proposed change? The subject parcels for which a comp plan re -designation is sought are TPN# 6874200530, 3348401800, 3348401810, 3348401820, and 3348401860. This request seeks to have the subject parcels re -designated to a High Density Residential (HDR) land use designation, to facilitate HDR zoning that would enable future senior housing development at the site. The parcels are currently designated as Low Density Residential in the Tukwila Comprehensive Plan (TCP). The Low Density Residential Comprehensive Plan designation is suitable for areas primarily characterized by detached single-family residential structures and their accessory uses, along with educational, institutional and recreational uses. However, density may vary by neighborhood and for projects proposing innovative housing types. The subject property is wooded and undeveloped, as is the parcel to the south. It is separated, by a single vacant parcel, from Commercial/Light Industrial development to the north. To the west of the parcels is a narrow undeveloped right-of-way running north - south that separates the subject lots from the highway. To the east are small lots with single family homes. South Ryan Way abuts the immediately adjacent parcels to the north and east, which meanders through considerable residential housing. Consistent with this, the immediately adjacent property to the east designated for low -density residential land use, which land is in fact developed to Low Density Residential standards, and is lined with single-family homes. The subject property would remain in a housing designation, which its location near to the highway will permanently buffer the LDR properties to the east. The subject parcels would be appropriately designated as an HDR land use. HDR land uses under the Tukwila Municipal Code are intended to provide a high -density, multiple - family district which is also compatible with commercial and office areas" TMC 18.14.010. The redesignations would be compatible with the C/LI designation just one parcel away to the north, and would be bordered by housing to the east, effectively buffering the LDR from both C/LI and the highway. One of the principal issues identified in the Tukwila Comprehensive plan is the need for affordable housing. As discussed at TCP p. 3-3, HOUSING AFFORDABILITY, more and more households in Tukwila are struggling to meet their housing costs. The TCP continues, recognizing that not only has community poverty tripled in Tukwila since 2003, almost half of City residents are burdened by housing costs, paying more than 30% of their income for housing. To remedy this, Tukwila Comprehensive Plan GOAL 3.5 seeks to ensure that the City of Tukwila includes a full range of housing for persons in all stages of life and for all members of our community. Designating and zoning these vacant lands HDR would provide significant opportunity to add to the housing stock in the City that is particularly focused on the aging and less fiscally advantaged segment of the community. 2. Why is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? HDR is a residential use designation, but is one that is compatible with the nearby CL/I property on lot away to the north, and also with the LDR to the east. Designating the parcels as HDR would also facilitate a residential housing land use separating the residential to the east from not only the C/LI nearby, but also buffering the single-family homes from the highway. The re -designation would facilitate future zoning and development of multi family units. The applicant desires to develop multi -unit housing that will provide affordable senior housing. The site is already characterized by access to municipal infrastructure and services including roads and existing municipal wastewater lines. The re -designation of the parcels would allow future development at the expense of a private developer, which would result in installation of new interior roads and would upgrade the existing wastewater system. Development of these upgrades would be done without cost to the city, but the infrastructure would be developed to meet City standards and would ultimately become part of the City's systems. This allows for infill in and near areas already characterized by urban services such that it would avoid the need for lengthy extensions of municipal systems to serve more remote areas within the city. 3. Why will the proposed change result in a net benefit to the community? If not, what type of benefit can be expected and why? The area would experience upgrades to the existing wastewater transmission system in the area. Also, the re -designation would allow for high -density zoning under which affordable senior housing would be pursued. The City's Comprehensive Plan recognizes the need for housing stock beyond single-family residential dwellings, as well as the need for affordable housing. This proposal is the first step in achieving those goals. B. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.010) 1. A detailed statement of what is proposed and why; HDR land use designations serve to provide property that can support affordable multi- family housing and senior citizen housing. The zoning for HDR supports apartment houses, town houses, row houses and condominium, as well as multi family duplex, triplex, or four Alex units. This parcel lies in between low -density residential land, the interstate and nearby commercial land to the north, and will create a residential buffer in between them. The re -designation would also facilitate future zoning and development of multi family units. The applicant desires to develop multi -unit housing that will provide affordable senior housing. 2. A statement of the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed change: The property, now currently vacant and wooded but designated as LDR, would be rezoned and developed to HDR standards in order to provide affordable high density multi -unit senior residential housing stock. This would enable development that would provide a permanent residential buffer in between the single family residences to the east and the freeway and commercial development further north. Roads and wastewater systems would be upgraded as a result of future development at the expense of the developer rather than the City. The geographic area to be affected would include undeveloped land to the south, single-family residences to the east and northeast, commercial development to the north one parcel away, and highway to the west. The impacts would be positive — incompatible uses would be permanently buffered, and city infrastructure (roads and wastewater) would be upgraded. 3. An explanation of why the current comprehensive plan or development regulations are deficient or should not continue in effect; (be specific; cite policy numbers and code sections that apply): The Low Density Residential Comprehensive Plan designation is intended for areas primarily characterized by detached single-family residential structures and their accessory uses, along with educational, institutional and recreational uses, whereas High -Density Residential reflects areas characterized by larger and higher density multi- family buildings and their accessory uses. TCP at p. A-13. The parcels subject to this request are large sized and remain undeveloped, such that re -designation to HDR will render them capable of supporting more housing units than LDR. These advances Housing Policy 3.1.1: Provide sufficient zoned housing potential to accommodate future multi family households to meet the regional growth target of 4,800 new housing units by 2031, and Housing Policy 3.2.1: Provide zoning that allows a variety of housing throughout the City to allow for diverse, equitable neighborhoods. Because the targeted f f 1 zoning is for low-income senior housing, the change would also facilitate Housing Policy 3.2.2: Encourage a full range of housing opportunities for all population segments, including very low-income households earning less than 30% AMI, through actions including, but not limited to, revising the Tukwila's zoning map and development codes as appropriate, which would enable a wide variety of housing types to be built. The re -designation would allow for HDR zoning. Tukwila Municipal Code 18.14.010's Purpose is as follows: "A. this district implements the High -Density Residential Comprehensive Plan designation, which allows up to 22.0 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide a high -density, multiple family district which is also compatible with commercial and office areas. The parcels subject to this application fall squarely within the HDR zoning expectations. The subject parcel would be appropriately designated as a High Density Residential (HDR) land use. HDR land use -designations under the TCP are appropriate for "Areas characterized by larger and higher density multi family buildings and their accessory uses, along with educational, institutional and recreational uses. Applicant proposes to develop areas characterized by residential duplexes, triplexes and fourplexes and their accessory uses, along with educational, institutional and recreational uses. MDR areas are intended to provide a transition between high -density residential or commercial areas and low -density residential areas.[]" 2. Why is the proposed change the best means for meeting the identified public need? The need for more multi family housing is a pervasive issue in Tukwila. This change advances high -density residential affordable senior housing. See TCP GOAL 3.2: "The City of Tukwila has safe, healthy and affordable homes for all residents in Tukwila." Additionally, these parcels lie in between low -density residential land, the highway and nearby commercial land. This change would serve to advance multiple city objectives. It would create a land use designation that would provide a housing residential use to buffer the nearby commercial and the highway from existing low density residential development. Not only will the re -designation result in creating a land use that can create a buffer in between the highway and low -density land uses that are already in existence, but the re - designation would also facilitate future zoning and development of multi family units. The applicant desires to develop multi -unit housing that will provide affordable senior housing. The site is already characterized by access to municipal infrastructure and services including roads and existing municipal wastewater lines. The re -designation of this property would allow future development at the expense of a private developer, which would result in installation of new interior roads and would upgrade the existing wastewater system. Development of these upgrades would be done without cost to the city, but the infrastructure would be developed to meet City standards and would ultimately become part of the City's systems. This allows for infill in and near areas already characterized by urban services such that it would avoid the need for lengthy extensions of municipal systems to serve more remote areas within the city. 3. What other options are there for meeting the identified public need? Other parcels in the city could be re -designated, as necessary, and developed under an HDR land use designation and zoning standard. These, at a minimum, would require upgrades to public infrastructure and services systems, or Greenfield development to install new services at higher expense where no such services exist now. Also, those locations may not provide the added benefit of developing a buffer between existing LDR development and the highway, as well as nearby C/LI.. There will still be need for multi -unit, affordable and senior housing in Tukwila following this project_ 4. A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act; RCW 36.70A.020: (1) Urban growth. The re -designation will enable the zoning of the property to High Density Residential, in an urban area already characterized by public facilities and infrastructure that will both be improved and extended in an efficient manner. (2) Reduce sprawl. The density proposed is high, and site would be compact, which would not allow for the sprawl of low -density development. It is already characterized by the necessary urban infrastructure and services, which would be extended and upgraded. (3) Transportation. Any rezoning and subsequently approved development of the parcel that is proposed after this comprehensive plan land use re -designation would be evaluated for, and conditioned as appropriate under the Tukwila Municipal Code, means of encouraging efficient multimodal transportation systems that are based on regional priorities and coordinated with the city's comprehensive plan. (4) Housing. The purpose of this request for re -designation is to allow for rezoning and subsequent development of the parcel to provide multi -unit housing that is affordable to seniors, and which would advance the city's objectives of providing additional stock of housing of various types. (5) Economic development. The requested re -designation would enable high -density residential development to occur that would be consistent with the City's adopted comprehensive plan. It would stimulate private economic development within the City, add to the city tax base, and would provide housing targeted to be affordable to seniors, which can be a particularly vulnerable sector of society relative to finding suitable, safe and reasonably priced housing. (6) Property rights. No private property will be taken for public use by this re -designation, nor will the property rights of landowners experience arbitrary and discriminatory actions as a result. (7) Permits. It is anticipated that the applicant will seek, and the City of Tukwila and affected state agencies, as appropriate, have the means to process, applications for both state and local government permits in a timely and fair manner to ensure predictability. (8) Natural resource industries. The subject property does not contain natural resource -based industries, including productive timber, agricultural, and fisheries industries. The properly does not include productive forestlands and productive agricultural lands that require protection from discontinuance or incompatible uses (9) Open space and recreation. It is anticipated that the applicable City of Tukwila development regulations pertaining to open space, enhanced recreational opportunities, fish and wildlife habitat conservation, and increased access to natural resource lands and water, parks and recreation facilities, would be appropriately evaluated and conditions imposed, as appropriate thereunder in any future proposals for development of such property to a medium -density zoning standard. (10) Environment. It is anticipated that the applicable City of Tukwila development regulations pertaining to protection the environment and enhancement of the state's high quality of life would be appropriately evaluated as appropriate should future development proposals to a medium -density use be proposed. (11) Citizen participation and coordination. The City of Tukwila's Comprehensive Plan adoption, update and revision processes encourage the involvement of citizens in the planning process and ensure coordination between communities and jurisdictions to reconcile conflicts. (12) Public facilities and services. The City of Tukwila's zoning and development codes contain applicable provisions to ensure that those public facilities and services necessary to support development shall be adequate to serve the development at the time the development is available for occupancy and use without decreasing current service levels below locally established minimum standards. (13) Historic preservation. The City of Tukwila's adopted environmental code contains provisions that, where applicable, advance the identification of and encourage the preservation of lands, sites, and structures that have historical or archaeological significance. 5. A statement of how the proposed amendment complies with applicable Countywide Planning Policies; Development patterns (King County Countywide Planning Policies (KCCPP): • The compact nature of high -density residential land use and subsequent development that takes advantage of urban infrastructure already in place complies with and effectuates KCCPP Overarching Goal: "Growth in King County occurs in a compact, centers focused pattern that uses land and infrastructure efficiently and that protects Rural and Resource Lands. "KCCPP at p 17. • Re -designating the subject property to High Density Residential will advance future rezoning and development consistent with KCCPP Development Patterns Urban Lands Goal DP-2 to "Promote a pattern of compact development within the Urban Growth Area that includes housing at a range of urban densities ... [ j ". KCCPP at p. 18. Housing: • Re -designating the subject property to High Density Residential will advance future rezoning and multi -unit affordable senior housing development consistent with KCCPP Housing Overarching Goal and Goat H-1, which provide " Overarching Goal: The housing "of all economic and demographic groups are met within all jurisdictions." "H-1. Address the countywide need for housing affordable to households with moderate, low and very -low incomes, including those with special needs. " KCCPP at p. 33. 6. A statement of what changes, if any, would be required in functional plans (i.e., the City's water, sewer, storm water or shoreline plans) if the proposed amendment is adopted; None will be required. 7. A statement of what capital improvements, if any, would be needed to support the proposed change, and how the proposed change will affect the capital facilities plans of the City; None will be required. 8. A statement of what other changes, if any, are required in other City codes, plans or regulations to implement the proposed change. None will be necessary to implement the proposed change; however, subsequent rezoning of this property to the medium -density residential zone requirements and associated development regulations will be sought. f •1 CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. 1 am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at Parcel #s: 334840-1800, 334840-1810, 334840-1820, 334840-1860, 687420-0530 for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. ss EXECUTED at Se�t+Fl� (city), WA (state), on -TbV4a'"/ Za 2017 James D. Raisbeck and Sherry L. Raisbeck, husband and wife (Print Name) r —1 (Address) � \ 9 _ r T ti (/'CJ� /Y(€ (Phone Number) r L ignature)� (Signature) On this day personally appeared before me James D. Raisbeck and Sherry L. Raisbeck, husband and wife, to me known to be the individuals who executed the foregoing instrument and acknowledged that they signed the same as their voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS .C� — DAY OF Fe- bcN a►�' IbilhAllmandhahmandbAbiodp Notary Public Stets of Washington GAYLE,A ARMSTRONG My Appointment Expires May 28, 2019 ,2017 4 QLZ2 ZG'h :Printed Name: -wi\I e, A- • eivAlflw?1 NOTARY PUBLIC in and for the State of Washington Q/ Residing at j -4 toed t i)v My Commission expires") Me --tom,/ \\citystore\City Common\Teri - DCD\Kirby\2016 Applications\Binding Site Improvement Plan -March 2016.docx CITY OF TUKWILA Deportment of Community Development 6300 Sottthcenler Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at Parcel #: 334804860, 3348401820, 3348401810, 3348401800 for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at Newport Beach (city), CA (state), on December 14 , 20 16 Michael Gancar (Print Name) 369 San Miguel Drive, Suite 135 (Address) 949-721-6775 (Phone I9pmber) (Signature) On this day personally appeared before me to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS DAY OF , 20 SEE ATTACHED NOTARY PUBLIC in and for the State of Washington residing at My Commission expires on \\citystore\City Common\Teri - DCD\Kirby \2016 Applications\Comprehensive Plan Amendment -March 2016.docx A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy or validity of that document. STATE OF CALIFORNIA ) ) ss. COUNTY OF ORANGE On December 14, 2016 before me, Debra Lyn Scharf, Notary Public, personally appeared Michael K. Gancar, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their-authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signatures ,A, NOTARY PUBLIC in and for the State of California, residing at Newport Beach, Ca. My Commission Expires 12/09/2020 DEBRA LYN SCHARF Notary Public - California Orange County Commission # 2171840 My Comm. Ex Ire' Dec 9, 2020 l \ r CITY OF TUKWILA Department of Community Development 6300 Soulhcenier Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 RECEIVED CITY OF TUKWILA APR 0 3 2017 PERMIT CENTER AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: I. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at Parcel #: 334804860, 3348401820, 3348401810, 3348401800 for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the Toss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. ss EXECUTED at Newport Beach (city), CA (state), on December 14 , 20 16 Michael Gancar (Print Name) 369 San Miguel Drive, Suite 135 (Address) 949-721-6775 (Phone t ember) (Signature) On this day personally appeared before me to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS DAY OF SEE ATTACHED , 20 NOTARY PUBLIC in and for the State of Washington residing at My Commission expires on llcitystore\City Common\Teri - DCD\Kirby\2016 Applications\Comprehensive Plan Amendment -March 2016.docx A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. STATE OF CALIFORNIA ) ) ss. COUNTY OF ORANGE On December 14, 2016 before me, Debra Lyn Scharf, Notary Public, personally appeared Michael K. Gancar, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their-authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature NOTARY PUBLIC in and for the State of Cali' rnia, residing at Newport Beach, Ca. My Commission Expires 12/09/2020 DEBRA LYN SCHARF Notary Public • California Orange County Commission N 2171840 M Comm. Ex Iree Dec 9, 2020 RECEIVED CITY OF TUKWILA APR 0 3 2017 PERMIT CENTER Cash Register Receipt City of Tukwila DESCRIPTIONS I ACCOUNT QUANTITY PAID ProjectTRAK � ;475 s35 . L16-0083 r Address A n ;0323049050 p $8 475 35 , COMP PLAN AMEND $4,068.00 COMP PLAN AMEND R000.345.810.00.00 0.00 $4,068.00 NOTICE MAILING $467.00 GENERATE LABELS R000.341.700.00.01 0.00 $467.00 REZONE $3,559.00 REZONE R000.345.810.00.00 0.00 $3,559.00 TECHNOLOGY FEE $381.35 TECHNOLOGY FEE TOTAL FEES PAID BY RECEIPT: R10236 R000.322.900.04.00 0.00 $381.35 $8,475.35 Date Paid: Friday, December 30, 2016 Paid By: VINTAGE HOUSING DEVELOPMENT IN Pay Method: CHECK 1931 Printed: Friday, December 30, 2016 3:04 PM 1 of 1 CRWSYSTEMS CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 COMPREHENSIVE PLAN AMENDMENTS APPLICATION FOR STAFF USE ONLY Permits Plus Type: P-CPA Planner: File Number: /-/ --619(3 Application Complete Date: line /j 7„ / Project File Number: ®L, / d©6,� Application Incomplete Date: Other File Numbers: e---1 _ 0.00 This application requires public notice. Please refer to section 9 of the application checklist. NAME OF PROJECT/DEVELOPMENT: VINTAGE at TUKWILA LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. ACCESS STREET OFF OF 47TH AVE. S. IN THE VICINITY OF MARTIN LUTHER KING JR. WAY & S. RYAN WAY SEE ATTACHED LETTER AND SURVEY COVER SHEET FOR LEGAL DESCRIPTIONS INCLUDING LOTS, BLOCKS, AND SUBDIVISIONS. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 33484$01860, 334841)01820, 33484 01810, 3348401800, 68742005951 o2' q 5V DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Name: CHRIS OLSON Address: 502 W. RIVERSIDE, SUITE 200 Phone: (509) 328-6464 FAX: E-mail: OLSON@NYSTROMOLSON.COM Signature: Date: 12/15/2016 \\citystore\City Common\Teri - DCD\Kirby\2016 Applications\Comprehensive Plan Amendment -March 2016.docx A. COMPREHENSIVE PLANQSIGNATION: Existing: LDR (LOW DENSITY RESIDENTIAL) Proposed: HDR (HIGH DENSITY RESIDENTIAL) B. ZONING DESIGNATION: Existing: LDR (LOW DENSITY RESIDENTIAL) Proposed: HDR (HIGH DENSITY RESIDENTIAL) C. LAND USE(S): Existing: VACANT Proposed: SENIOR HOUSING (for proposed changes in land use designations or rezones): D. GENERAL DESCRIPTION OF SURROUNDING LAND USES: Describe the existing uses located within 1,000 feet in all directions from the property or area for which a change is proposed. To the north of the property within 1,000 feet is Low Density Residential (LDR) and Commercial/Light Industrial (C/LI), Light Industrial (LI), and Office (0) zoning along S. Ryan Way. The City of Seattle boundary line is also within 1,000 feet to the north. To the east of the property is LDR-zoned properties with some High Density Residential (HDR) properties along 51st Ave. S. Directly to the south of the of the property is LDR-zoned properties and further to the south is Martin Luther King Jr. Way S. and Interstate 5 which is bordered to the south by the Manufacturing/ Industrial Center Boundary which is zoned for Manufacturing Industrial Center/ Heavy Industrial (MIC/H). To the west is again bordered by Martin Luther King Jr. Way S. and Interstate 5 which is adjacent to the Manufacturing/ Industrial Center Boundary which is zoned for Manufacturing Industrial Center/ Heavy Industrial (MIC/H). \\citystore\City Common\Teri - DCD\Kirby\2016 Applications\Comprehensive Plan Amendment -March 2016.docx nystrom+olson arc h i t e c t u r e 912 w sprague ave. Spokane, wa 99201 ph:509.328.6464 web: www.nocarch.com December 21, 2016 City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 Project: Vintage at Tukwila — PRE16-0015 47T" Ave. S. & S. Ryan Way Tukwila, WA 98178 LEGAL DESCRIPTION (SEE ALSO SURVEY COVERSHEET) PARCEL A: LOT 165, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT PORTIONS CONDEMNED BY THE CITY OF SEATTLE FOR TRANSMISSION LINE PURPOSES IN SUPERIOR COURT CAUSE NO. 469557 AS CONTEMPLATED BY ORDINANCE NO. 82986; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1, BY DEED RECORDED MARCH 07, 1963 UNDER RECORDING NO. 5552941, RECORDS OF KING COUNTY; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASIHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5695665; AND EXCEPT THAT PORTION THEREOF IF ANY LYING WITHIN STREET. PARCEL B: LOT 166, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF CONVEYED TO STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5552940. PARCEL C: LOTS 167 TO 170, INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; 1 EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 597316. PARCEL D: LOTS 171 TO 173, INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 601962. PARCEL E: LOTS 17 AND 18, BLOCK 5, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 5 OF PLATS, PAGE 86, IN KIING COUNTY, WASHINGTON. PARCEL F: ALL THAT PORTION OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 3, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON LYING SOUTH OF A LINE RUNNING NORTH 88° 35' 13" WEST FROM A POINT ON THIS EAST LINE OF SAID SUBDIVISION THAT IS 332.8 FEET NORTH OF THE SOUTHEAST CORNER THEREOF; EXCEPT THAT PORTION THEREOF CONVEYED FOR ROAD PURPOSES BY DEED RECORDED MAY 28, 1937 UNDER KING COUNTY RECORDING NUMBER 2948524; EXCEPT THAT PORTION THEREOF CONVEYED FOR ROAD PURPOSES BY DEED RECORDED APRIL 01, 1969 UNDER KING COUNTY RECORDING NUMBER 6490423; EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 353825; AND EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 601962. Please do not hesitate to contact me if you have any questions or comments. Sincerely, Oivrcii**4 Chris Olson Nystrom Olson Architecture 2 c � VINTAGE 111 HOUS ING December 13, 2016 City of Tukwila Department of Community Development Code Enforcement ATTN: Kia M. Velarde 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 Vintage Housing Development, Inc. 369 San Miguel Drive, Suite 135 Newport Beach, CA 92660 RE: Vintage at Tukwila — PRE 16-0015 — Design/Plan Review Fees Dear Kia, Please see enclosed remittance of payment for fees in connection with the Plan Review Application for the above mentioned Project. A check in the amount of $8,475.35 is attached for the following: • Comprehensive Plan Amendment: $4271.40 • Rezone: $3,736.95 • Mailing List Generation Fee (for notification labels): $467.00 Thank you in advance for processing the application and returning a duly executed application upon your review and approval to the address above for our records. Please do not hesitate to contact me if you need additional information. Sincerely, VINTAGE HOUSING DEVELOPMENT, INC. Carl Dominguez Project Manager P: 949.721.6775 x212 CDominguez@vintagehousing.com Enclosures (3) 369 San Miguel Drive, Suite 135 • Newport Beach, CA92660 - 949-721-6775 - fax 949-721-6776 • www.vintagehousing.com 110 a9d ONNEIVd \ Zm co 03aInO3a L8G & \ 03811103H M3IA3a NOIS30 $%7ƒ/ 22<z=oe ///2% /\////�\ 0<0> />/)\/\\ mmp/ \ 0) 0 DGmm Q==/r-2 z0 > m- \§\ ƒ// 0 m > ® << \/»/\ 6 \\\Nfvj - ° / @ / m 1 — _ m 0cnb- \\\e/e� ® %��?$ ° 6R$zz°/ m== m a g IINn DNIl13M0 aid 18.14.070 FOR STEPPED SETBACKS auOZ UGH 14'81. 101 dO NOI1VOIdISSv10 ONINOZ aOH 013NOZ3a SON - 801 N0110I0Siaflr V1IN1>1n1 dO ,UIC SIS)1VNV E NINOZ flvstrom O l s n n Proposed: Fire Protection: Existing: Proposed: C1 . TUKWILA Permit Center 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 Telephone: (206) 431-3670 STAFF USE ONLY Pre-App File No.. ?J�� 0C15 Date Received: Meeting Date: 7-2451— L & Time: 1)10. Q Pre -Application Project Summary King County Assessor Account No(s): Project Name: Vintage at Tukwila Site Address: Parcel #s 3348401860, 3348401820, 3348401810, 3348401800 Description of Proposal: 247 Unit Affordable Senior Housing Project Anticipated period of Construction: Will this project be developed in phases? If "yes" please describe: From: NOT SURE ❑ Yes 0 No To: Are there any existing or proposed easements on the site? ❑ Yes If "yes" please describe: ❑ No Building Information Current Assessed Value of Building by King County: $ Value"of Proposed Project: $ 23,000,000.00 Total Square Footage of Building: 210,506 (4 STORY) Type of Construction per 2012 I VA Please indicate the square footage of each floor, broken down by building use(s). Use additional sheet if necessary. FIRST FLOOR Building Use Occupancy Classification Square Footage RESIDENTIAL RESIDENTIAL • R2 46872 AMENITY AMENTY / SUPPORT A,B,S 5847 UTILITY MECH / ELEC/ SPRINK / EQUIP. 1156 SECOND FLOOR RESIDENTIAL RESIDENTIAL R2 47618 AMENITY AMENITY / SUPPORT A,B,S 2103 UTILITY MECH / ELEC / SPRINK / EQUIP. 1156 THIRD FLOOR & FOURTH FLOOR RESIDENTIAL RESIDENTIAL R2 47618 AMENITY AMENITY / SUPPORT A,B,S 2103 UTILITY MECH / ELEC / SPRINK / EQUIP. 1156 Number of Parking Stalls: Existing: Standard: 0 Compact: 0 Handicap: 0 p: Standard: 193 Compact: Handicap:6 ❑ Sprinklers ❑ Automatic Fire Alarm Qj Sprinklers Q] Automatic Fire Alarm Will there be storage or use of flammable, combustible or hazardous materials in the building? If "yes" please describe: 0 None 0 None No 0 Yes Contact Person: Chris Olson Contact Person Phone: (509) 328-6464 Fax No.: Mailing Address: 502 W Riverside Ave, Suite 200 Spokane, WA 99201 E-Mail Address: oson@nysiromorson.com El: 1App1iculions\Fnnns-Applica armsl), Line\2014 A pplicn0nns\I-2014- l'rc-n pplicol,nn rnrn.Joc Page 1 of2 Neciscd: I-1-2014 ZONING ANALYSIS LANDSCAPE REAR SETBACK LANDSCAPE SIDE SEBAC 4(2 FLOOR SIDE SETBACK 4m FLOOR 'EAR SETBACK I I I 159 B' 4In FL00NSIDE SETBA LANDSCAPE SIpE SETBACK TYPE III WATERCOURSE BUFFER 1B01 \ r \ WfLOOBFgQM SETBACK 1 LANDSCAPE FRONT \ SETBACK PROPOSED 4-STORY SENIOR HOUSING 247 UNITS 11111111111111111111HI 1111111 CATEGORY 111 WET LAND BLSFE ------ CATEGORY III WETLAND I` \ \ PRELIMIN RY SITE PLAN STUDY SCALE, 1'-50' O — L+ -- t h'.T rt+ 7 h+`,.ti '�'.I+ U FE.ORK4YR WFTLAN0.-,\VII 1 _ 114 4.11 . �+ IJ , B BUFFE++I.q 1+� - 1+1.1 I - -1 11,1:1 k' ++ '1 Id+ I I + I CATEGORY IIIWETLAND } 11 1.1+11+.`. (i •11�'�.`.JJJ, .1 I1 '.1. ii- 1 ii.I++�� 1++;„J -7/ -a -1�, / f++4.J'.y.+ JURISDICTION CITY OF TUKWILA ZONING CLASSIFICATION OF LOT IDR NEEDB REZONE ?ONCE CL ZONING CLASSIFICATION OF ADJ. LOTS KentLDR s0 H LCR EAST LDIi NEE1 1-5 18.14 NOR zone HUi RJR Se5Av AK:( RES. MISTY 22 5J COA&ERCk F 00 NONE NONE UN UT WIDTH 2C 20 MIN STREET SETBACK VARIES VARIES MIN SIDE YARD 5EIEACK V:.PLS VAES KEN REAR SET BACK VART0 VARIES MAX FM USX FOGIli 15 45 900�es ACRES 1099 1099 AREA UN 55010PABLE 001 EDO DEVELOPABLE AREA 11 11 11LONABLE DENOTE 202 059 FEG SPACE 400 SF 100 SF DESIGN REVIEW REOJRED 18.OB OFT 601111T RANKING AND LOMMNG RECU4_0 5EITI R HOUSING 247 UNITS - (247-15)T.5 — 15 FR:INK:Fa° ONSIE PAPJONG PER DU TES YES 15. 2-1 151 BEMIRED 103 0.78 1814070 FOR STEPPED SE TRACKS PER DV:ELTING UNIT' MARTIN L KING JR. 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CB R.V-794JCPSS ) 9756 e18'CVP(1:4 1 ) C E90 16/. lu-E60 P(v) _ CHIN G GRA pOCC (2Jj'' OC1 ,. / 1R4A !, 0FC (j �'OEAO ENDS- ~i ^ )'e' 4114 DEC IOC�0t/ LVAS G ROCKERY 05 d d SEIM =1 CB R COC=9B OB 6 PVC(H SW, SE) OWNRR: n oa; G 0709 47111 AVETRAM ETA C *OM N 10705 47Fn A5 SP FRCGI NO: 5476000060 iN x+J »d 5N1(-1.50-� (PARKED KE0D11) SSUH Fu-10210 COC-9360 B PVC(W.E SC) -e iy L rs7's Tim 'B• MOST SOUTHWESTERLY PERNENOCUNR BOLT OF FIRE MRANT TOSMITHRYAN WAY AND AT THE NORTHWEST CORNER NTH NDSECTION OF 47TH AVE SOUTH EL-103.49 9.141 Itata 17 4 ICON VINYL FENCE VdN CB Riu-too n N=3641 N)� IE-90sxe 12-.5(5) 9.0 CANER: BRASWELL JE55E LHOUIN)NES.D ADDRESS: 10719 47T11 AVE 5 PARCEL NO: 5476800069 MLR CB R. U.9555� IE-93.35 12 405(4) - J1.25 2 100)S) 1,9 501up92(05 OWNER; H2OANG RHAH CHRISTYTRAN ET A CRW ON 8 ADDRESS: 10729471I1 AVE 5 PARCEL N3: 5476000070 OWNER. 055E5 ROMILIO W PARCEL 110:10736874200525 SEE SHEET 4 <<w 8842/. O° �le T 9i VERTIC/J. DATUM: NAM BB VERTICAL BENCHMARKS: ID NO.: SNV-999171 DESCRIPTION: 3' BRA55 DISC ELEVATION: 51.16 FT. LOCATION: O NO.: DESCRIPTION: ELEVATION: LOCATION: NBn3'1Div SSuri E 61 CDC-96 67 CI ) iE=t0431 tfi'CVPIE) ,T1' 6 E=1D43110'CVPIV) B 9 Blu-102.1 � VM„ Sf D $TICKb d�/il GO11E'4., 1.. / AO.- DDJ�'„ / ' gy 'D'c- R ` -0CChcurt' '' ( ( I,ti NON ( ,101 °.0 ELUL.° CHANNLOYANG DLRD IV; ``I BR AT NORTHW:ST CORNER BOEING ACCESS ROAD BRIDGE OAR 1-5 3425 3' BRASS DISC, NOxUNENT IN GSE. Tom or AT6THE INTERSECTION OF SOUTH LE0 STREET AND 51ST AVENUE SOUTH UTILITY PROVIDERS: SANITARY, STORM SEVERS R WAD: CITY OF ...LA PUBLIC WORKS DEPARTMENT 630014. 65 CEN BR BOULEVARD TIPIN981 (206) 43,0179 GAS AND POWER: PUGET SOUND ENERGY 355 110. AVENUE NE BELLEVuE, NA 98001 (206) 41,2000 (888) 225 5773 TELEPHONE` CENTURY LINK 600 7. AVENUE SEATTLE, W' 98191 (BOO) 244 111 LEGEND O AREA ORAN ABAN/RE ABANDONED/11E1RED ASRu1T (ASPH) BOLLARD BRICK SURFACE BUILDING UNE BUILDING TURNER DIKE RAC( CANOPY LJ (u) CATCH BASIN (CB) SURFACE CW/8W CONCRETE/BRIM WNW CRW/WRW CONOETE/11000 RETANINC WALL CC/XC CONCRETE/EXTRUDED CURB CP/P CONCRETE/IRON PPE MAP CORMICAIED METAL PRE -%-N-- CHIN LPN FENCE (CLF) C1V CABLE TV COL COLUMN @/LE CENEAUNE/MONUSJENT UNE CS/WS 03NCETE/WOOD STARS CON CONIFEROUS TREE DEC 1 TREE 000000 CRP CORRUGATED MEAL PPE DEWY DRIVEWAY ECD ELECTRICAL CONDUIT ED ELECTRICAL DUCT EMI ELECTRICAL HANOHOIE ERN ELECTRICAL MANHOLE EM ELECTRICAL METER EV/ET ELECTRICAL VAULT/TRANSFORMER FOUND SURVEY MONUMENT (AS NOD) C( TIRE HYDRANT 4 RE DEFT. CONNECTION (EDC) F0 FIBER OPTICS FON FIBER OPTIC MANHOLE FEE KNISH {LOOK ELEVATION CB GRADE BREAK C CAS MAN mCAS METER CAS VALVE CV CAS VAULT )- GUY ANCHOR HANDRAIL 0 CP CU', POLE 0 SP STRNN PRE 0 KR 9 CATION CONTROL BOX M IV RRCATION VALVE NDU FENCE (WE) E VERT ELEVATION -0 UGHT POLE (MEAL) 0 0-0 UMN POLE (WOOD) 0-0 UM1T POLE ( el-o STRAIN POLE HT W/ LIGHT OGN POLE (DECORATIVE) LSCAPE/PA LANOSCME/PLARD OO 0 MANHOLE o 00LBOX (us) Q MW MONITOR NETL RIP/UHT OVERHEAD POWER/TELEPHONE 0110/O4113 OVE0READ WTWRE/BIS (TROLLEY) P.S. PARKING SPACE(5) AD RUNG @ PROPERTY LINE (PSI) (PP)) PANTED UTILITY LOCATION PIPE FLOW DIRECTION PE POLYEINILENE PPS PARKING PAY STATION POST INDICATOR VALVE PS/PSS CWBNED/SANTARY SEMEN PS) STORM ORAN PRIVATE CATCH BASH PEDESTRIAN PUSH BUTTON (PPS) 1. .D 0 PEDESTRIAN SCNAL/PEDESTAL (R) RECORD DATA GRAVEL SRFACE ROCKERY RE ROOF ELEVATION S) SEANCE DRAIN (STORY) CO CLEANWT STN STELANE/VAULT 55 SAM SANITARY SIDE SEWER (RECORD) SI. MRN. EET NASI. S TC/SL TRAFFIC CONTROL/STREET ELIGHT HANOHOIE NC TREH CONTROL ONMOL 0ARINE (MSCC) TCHD TRENCH GRAN TEMPORARY BENCHMARK (IBM) TCD TELEPHONE CONDUIT (BURED) TO TELEPHONE DUCT 1V TELEPHONE VAULT INN TELEPHONE MANHOLE TS TOEPHWE SEAMY MASTIC ROW DIRECTION MW TRAFFIC SIGNAL CONDUIT (BARED) TOE TCE OF SLOPE TOP TCP O BANK 0 UP UTILITY POLE (MOOD) VA, WAD VAULT WAD MAN WM WATERMETER VALVE WAD GATE VALVE/CHAMBER Y0�/C0 VACATION/COVCEMNATON ORDINANCE W000 FENCE (WO r WETLAND MG O YARD OGHI SITE NOTES SITE ADDRESS: WIMP/ OF MARTIN LUTHER KING JR AY & S TITAN WAY TUKWIA, WA TAX ACCOUNT NO.: 03230490. 33464001R60 33 84001820 33404001810 ]3464001800 68]4200595 ZONING: CU - CORNER°. UGHI INOUSINAL LDR Low DENSITY RESIDENT. 20 0 10 20 ( IN FEET ) 1 inch - BD (L ZONING AGENCY: MIN OF TUKWILA DEPARTMENT OF CWMUN. DEVELOPNNENT 6300 LOUA.TTH CCEENTER BOULEVARD TUKWI(206) 431-3670 F. (206) 431-365S SETBACKS: CURRENT SETBACK REWIRENENIS SUBJECT TO SITE PLAN RENEW. CURRENT SETBACKS AT OFFER FROM THOSE IN EFFECT DURING DEVON/CONSTRUCTOR OF EOSTNG IUPR0ISUENIS THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY BY THE GOVERNING CTION INONCATES THAT STRUCTURES ON D115 PROPERTY CONPUED NTH LANN02 ON SETBACK AND HEIGHT REIN REPENTS FOLLOWING CONSTRuCTON. FLOOD ZONE 5 SITE APPEARS ON NATIONAL R000 INSURANCE RATE MAP, DATED MAY 16, 1995, COMMUNITY PANEL NO. 5303302645F. AND IS SITUATED N ZONE 'X', AREA DETERMINED 0 BE OUTS/DE THE 500-YEAR PLWMPLA N. HORIZONTAL DATUM: NAD 83/91 VERTICAL DATUM: NAV B8 AREA SITE A5 SHOWN CONTAINS 655,879 SOUARE FEET 0R 15.0569 ACRES, MOLE OR LESS. PARKING SPACE COUNT: PARKING SPACES TOTAL 0 INCLUDING 0 USABLE° PARKING SPACES SUBSTRUCTURES: BURIED UTILITIES ARE SHOWN AS INDICATED ON RECORDS NAPS FURNISHED BY OTHERS AND VERIFIED NNERE POSSIBLE BY FEATURES LOCATED IN THE FIELD. WE ASSUME N0 LIABILITY FOR LIE ACCURACY OF THOSE RECORDS FOR THE FINAL LOCATION OF E%ISTNG URALS N AREAS CRITICAL 10 DESIGN CONTACT THE UTILITY OWNER/AGENCY. TELECOMMUNICATIONS/FIBER OPTIC DISCLAIMER: RECORDS OF UNDERGROUND 'MECOMMUNCATORS AND/OR FIBER OPTIC LINES ARE NOT ALWAYS AVALABLE 70 THE PUOLC. BRH HAS NOT CONTACTED EACH 00 DE MANY COMPANIES. IN THE COURSE OF MS SURVEY, WHICH GOAD HAVE UNDERCAWND INES N1WN ADJACENT RIGHTS -OF -WAY. 1HEREFORE, SRN DOES NOT ACCEPT RESPONSIBILITY FOR THE E%STENCE OF UNDERGROUND 1ELECONMUNEATIONS/FIBER OPTIC LINES WHICH ARE NOT MADE PUBLIC RECORD WM ME LOCAL JJRISDCIIW. AS ALWAYS, CALL 1-800-424-5555 BEFORE COISTRUC110N. DESCRIPTION: PARCEL LOT . BLOCK 16, CD. HILLNAN'S MEADOW GARDENS ADDITION TO DE CITY OF 060105, ON90N NO 2. ACCORDING TO THE RAT THEREOF REC0R00 N VOLUME 12 OF PLATS, PAGE B6 RECORDS M KING COUNTY, WASHNGION EXCEPT PORTIONS CONDEMNED BY THE CITY OF SEATTLE FOR TRANSMIS6ON LINE PURPOSES IN SUl.. COURT CAUSE NO. 469557 AS CONTCMPLATED BY ORDNANCE NO62965 AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF 5ASN5GTON FOR PRM RY STATE HIGHWAY NO. 1, BY DEED RECORDED MARCH 07, 1963 UNDER RECORDING O 5552941, RECORDS O KING COUNTY. AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF ...RUIN FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING HO. 5695665; AND ERUPT THAT PORTION THEREOF P ANY LYING YAMN STREET. PARCEL B. LOT 166. BLOCK 18. CD. NLLAAN5 MEADOW GARDENS ADMMW TO THE CITY O' SEATTLE ORISON NO 2 ACCORDING TO THE PLAT THEREOF RECORDED IN VELURE 12 OF PLATS PAGE 62, RECORDS O KING COUNTY. wASHNGTON; EX CEPT THAT PORTION THEREOF CONVEYED TO STATE OF WASHINGTON FOR PRIMARY LATE HIGHWAT NO 1 BY RECORDING NO. 1532910. PARCEL C: LOTS 167 TO 170, INCLUSIVE. BLOCK 19. C D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY O SEATTLE 0NSON N0. 2, ACCORDING TO THE PLAT THEREE RECORDED IN VOLUME 12 DE PUTS, PAGE 82. RECORDS O KNG COUNTY, WASHINGTOHN; EXCEPT THAT PORTON TERE0 LYING WESTERLY O THE EASTERLY MARGIN O PRIMARY STATE H GHwAT NURSER 1 AS CONDEMNED IN RING COUNTY SUPERIOR COURT CAUSE NUMBER 597316. PARCEL D: LOTS 171 TO 173, INMUSVE, BLOCK 18, C. D. H11W4 'S MEADOW GARDENS ADDITION TO ME MIT OF SEATTLE DIN90N NO L ACCORDING 10 1NE PLAT THEREOF RECORDED IN VOWNE 12 M PLATS, PAGE 82, IN KNG COUNTY. WASHNGTO3 EXCEPT THAT P00100 THEREOF LYING WESTERLY DP ME EASTERLY MARCH 0P PRIMARY STATE HIGHWAY NURSER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 601962. PARCEL E: LOTS 17 AND I& BLOCK 5, POTTERY WORKS ADDITION TO THE CITY O SEATTLE, ACCORDING TO GE PLAT THEREOF RECORDED N VOLUME 5 OF PLATS. PAGE 86, INKING COUNTY. WASHTO. PARCEL F: L THAT PORTKR O ME NONTH5EST QUARTER OF TIE SOUTHEAST WARD O SECTION 3, TOWNSHIP 23 NORM, RANGE 4 EAST, W.u., IN KING COUNTY, NASHNGTW LYING SOUTH O A SINE RUNNING NORTH 88' 35. 13' WEST FROM A PONT ON THIS EAST ME OF STUD SUBDIN90N MAT IS 332.8 FEET NORTH O THE SOUTHEAST CORNER THEREOF; EXCEPT THAT PORTION THEREOF CONVEYED FOR ROAD PURPOSES BY DEED RECORDED 28. 1937 UNDER KING COUNTY RECORD.. NUMBER 2648524: EXCEPT THAT PORTION THEREOF CONVEYED FOR ROAD PURPOSES BY DEED RECORDED APR& 01, 1969 UNDER KING COUNTY RECORDING NUMBER 6490423: EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 353825: AND EXCEPT MAT PORTON HEREOF CONDEMNED N KING COUNTY SUPERIOR CORN CAUSE NUMBER 601962. 17TLE REPORT REFERENCE: INS SURVEY WAS CONDUCTED ACCORDING TO THE DESCRIPTION SHOWN, FURNISHED BY FIRST AMERICAN n1LE INSURANCE COMPANY, CWUIMENI NO. fS N-191926-PHX1, DAZED P IL 28. 2016. THE EASMENIS SHOWN OR NOTED HEREON RELATE TO THIS COMNIIMENT. NONE: EEREIN.ASEMENTS CREATED OR RESCINDED AFTER M5 DAZE ARE NOT SHOWN OR DIED H TITLE REPORT SCHEDULE B EXCEPTIONS ITEMS CIRCLED ARE $HOWJ ON MAP. 3. 000001NNATON N K NG COUNTY SUPERIOR COURT BY THE STATE O WASHNGTW, O O ACCESS TO STATE HIGHWAY AND OF LIGHT, VIEW AND NR BY DECREE ENTERED UNDISCLOSED. CAUSE NO..1962 (AFFECTS PARCELS D AND P) 6 THE DNS AND PR0NSW5 CONTAINED N MC DOCUMENT ENTITLED 'SEN9n6E AREA COVENANT AND HMO HARMLESS A0EEMENY RECORDED JUNE 12, 2013 AS RECORDING NO. 20130612001461 O OFFICIAL RECORDS SAD DOCUMENT wA5 NOT DEWTE9 BY THE CORRECT PARTIES O RECORD. 11 TIGHT 10 ENTER SAD PREMISES TO MAKE REPAIRS AND TO CUT BRUSH AND TREES WHICH CONSTITUTE A MENACE 0R DANGER TO THE ELECTRIC TRANSN590N LINE LOCATED IN I. STREET 0R ROAD ADJO RING SAD PREMISES. AS CONDEMNED N KNG COUNTY SUPERIOR COURT CAUSE NO 69551. 15. REL NOUSHMENT 0 ALL EXISTING AND FUTURE R(GIHT5 TO LIGHT. NEw AND AIR, TOGETHER WTH THE TIGHTS OF ACCESS TO AND FROM THE STATE HIERWAY CONSTRUCTED ON LANDS CWMYER BY DOCUMENT N FAVOR Or THE STATE O , HINGTW. RECORDED WAN 07.1963 RECORDING NO 5552941 26. ROM 10 MAKE NECESSARY SLOPES FOR CUTS 0R FILLS UPON SAD PREMISES FOR ROAD AS GRANTED BY DEED RECORDED MAY 28, 1937 UNDER RECORD". N0. 2948514. 27. PIMIT SOUTH107MAKE .N STREET05SARY SLOPES FOR S GRANTED BY DEED S OR RECORDED ECORDEDSUPON SAPN01A 969 UNDER PRENISES FOR RECORDING N0. 6490423. z W OLGM '^ z'ErtY v97 �VJ V Mm(N'J V Z ip 0 Z J_ �- U • 4/ 06 • 0} W M0 LL CC N D Z CO 5 TOPOGRAPHIC SURVEY No. W HAK mmtlwel TEC 12/30/16 2 01 6219.00 2 5 _ L VA r lll� 1V 0 Maw St M VICINITY MAP ND SCAIC 90 D ( IN rem ) I IneM1 20 IL f { E � SITE _._ ± _ CD HILLMAN'S MEADOW F GARDENS ADD DIV NO.2 I VOL. 12, PG. 82 I OD' SHEET 3 . 4 i RECEIVED DEC 302016 Community Development SHEET 5 L SBT29'06"E 69.55' SHEET 4 H90'002,� FOUND 5NOHASS H/ PUNCH IN GONG P1RMID COM 1E 5. 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DEC' 0 DEC 1M DEC Mom, 2B Je' oLt_ (96) M (y) (Y): _ . • i __ (09) (2),00 - L¢l 09 2 CEC �- ! i �ze;OEc (_) I I •, 22' DEL ' \ 1: I �� (2)I6' DEC /I6=DEC !11. CEL SEE SHEET 2 /% N0 TRESPASSIND' CNW >° 1 N6779,1'W I19.1A S. I6'DE�L.W i 1 1 1 ' e `'411 1 1i $ WODo POS 2) 6 / I t E Or FLO*. OEC 1 CHANNEL 1 ,_1_ _ _ le OEc 1 ��j� DEL, ( ' e"A, DP lA=, �Y bEC ale/ DEC7 -- Ctr -- �0 1 D1L. r, IY)oEc V FaRCCL, ie. DEC 874200530 --- u .-18/ N140.5L e.a "a. .N>a b4f. •TNCIO POST ON11EP, 055E5 ROMILIO LV PARCEL 00 (074200550 �y 20 OEO�' - s07N FL1 79 9 __-_ 1C=726912n0200 f 0"70.79 1-1Z m7 I ▪ I c `(' is ir'6Fc 1.! ;/JO DEC �.. 16 DEC )y}5 2),. ---- :,0' ��D• IIEe I: 12 tc a b4L ' I \,SSe+:Y' 22 b[c— e1DE3 ',I \(3)1A l6' DEc .. le DDEE0� prl K, 1, 1- OE- Vz DEc1 (2)12 D nA 1 I I 54 1C DEC 16 Ec.. 3 T �2)' le' o c d1oEc t° DEC / 0 i PARC 1/-1 'i> EC o �o`oE� �-_°--._— _ 15LYOEc 1Y Fc., 10 otc lei: 4 L&Eq /; 1 12 DEC OWNER: 055F5ROMILIOW D 061,1.69.20 '6 (2 PARCEL NO: 6D]420p550 [ 69 I ) ------------ I) OWNER: GARCIA CELFSTINO ADORE55: 10531 47T11 AVE5 ...... PARCEL NO: 6674200570 CENTER BOLT OF NRE HYDRANTB/56.J— AT NOR1H1',EST CORNER OF 47TH AVE 501.111.1 AND SYNTH 109111 STREET 1A" EL.95.23 ) I. GRAVEL _>•.1( 1 ` - S 109TH ST A I d12,`,NEL WNG —IE=7525 1E P,c IE=70.62 20'6,'C \ 40 - �� �- 0 7 M w\ EwaL6D alwp-a-WrAr) e, IE-79.10 61,6 20 0 ID 20 ( LN FEET ) L Inch - 20 IL TOPOGRAPHIC SURVEY VINTAGE HOUSING Z z } Q � 3 S ♦— O 01 a cc O Z (°) Y � c W 1 J J z 11 2 )L 0 3 2 batsb HAK 0.1mA by TEC SEE SHEET 5 1-=20' 12/30/16 mb 2016219.00 4 5 SE 1/4 SECTION 03, TWP. 23 N., RGE. 4 E., W.M. \ y pJ 0AP0 d E 1 FENCE fi'_f0• DEC 2)8% 12' (2)14 bEC +2) 0 (4)14• DEC' is' ' 40'DEC (p 3. 14I' DED 81P DC I (3) 7DEc R 6. Y ,Y I pi )2.V.0Efj (4)B DEC S ' \ mw DIRT d GRASS .0 1 i. Q i BARBED ENCE 018E F '2B \\ \\ pt 'ICE / VS \4 d• SEE SHEET 3 (i)038 ':6' DEC ,. r9 r 1! ! \ sa 14' DEC ' •Tw 6 J s , 10' DEC 10'DEC e 13' DEC 12 DEC A J 1 00C - \a 20' DEC DEC r. 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DEC OWNER: 110 NO I101EN NUE \oe °' 6 i Ec 1 �1 ,,Actt�L NO: 6B]420065650 `, M e'OEC• .a3'4 (3)12- DEC •w'Y Y— � / I — — 1_ I :s fs6 j.Y>o/ `?vim "4 0 ( IN FEET ) l Inch 20 IL -1 L 13 148.23• FOUND S/8'8RASS 1V/ PUNCH H CCNC P1AA180 DOMN 1.5' 04 CASE N.187118.33 0128415543 - N d cc Z W ,- 2 W von M N 'N i3Z M rn m V Z i0 01p Z W N J • > 1— 0� • Wy cd cc O 0 6g W W at 0 • Z J Zug Eu0003 m g TOPOGRAPHIC SURVEY VINTAGE HOUSING 3 0 ZZ Z C 2 0 >- C O Z 6 `1 z E W J Z EC 2 0 z 4A.. HAK TEC dew 12/30/16 1•=20' m •. 2016219.00 ,. 5 5 r r 1/ L LANDSCAPE REAR SETBACK m 30'-0" LANDSCAPE SIDE SETBACK 4th FLOOR SIDE SETBACK 10'- " 4th FLOOR SETBACK 159'-8" 4th FLOOSOE SETBA LANDSCAPE SIpE SETBACK / T + +++,, M ID PROPOSED 4-STORY SENIOR HOUSING 247 UNITS CATEGORY IIIWETLANDBUFFER TYPE III WATERCOURSE BUFFER (80') 45'-" �I I \ r+ -+ +• �+ '. + ++� + + + + + + + / + + + + + + I + +/ + + + + + J1- + + r+++++,+ +(++ ( +++ 1,777,7,..+-. +++ + + • ICI +I +I I+ + + +f+ + - ++ ++++++ pi 1-1,1 i++I++I 11+ y 1 } ++1+++++i+ I+ ' + <T-. -i ++++1 1+++++t + + I+ +I +/ J 1 ++++}('-+++++t_ 1��++�++1 /+i +++++/++++++ 1-J +1 -/ / i + + 1+ + + 1// /4_4 i7 i. 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I /1.++�I 1++++ I+ ++++--—I----/++/ 1+ + 41 /+ + + / i //+++ 1+71 /---/---/+ +�/ / /+++' /+++� +++++�. / / ✓+++11 ++�+,I++y}+ /---- �— !��� /�,++++✓++i +++++ Ji+}+j f+/+ + 1 + + +++- ,+ + + 4 + + +++ + ++ 4 + ++ + 1 //+++++++ii+++- /-1-....rj + + + + + + + + + + + ++ �+++� l+ + + + + + + + + + _ "' / + + + + + -T� / + + + + + + + + , /+ + + + + + + + + + I \ / + + + + + + + + + + / + + + + + + + + + -I- L_ ' �` ..--+ +� + + + + + + + + , / + + + + + + + + + + + i + + + + + + + + + + + �� I /r"+ + + + + + + + + + + + / + + + + + + + + + + + + o-- ---�.�--_—_—_ + + + + + + + + + + + + + O �/ + + T + + + + + + + + + _��/+ + + - + + + + + + + + + + + + + +1 + + + + + + + + + + CATEGORY III WETLAND + + + + + + + + + + + + + _ _ -,--++ + + + + ++++++++++I +++++++ + + + + `+ - + + \+ +�—- ���--F- + + +T+}+++++++++ + + + + + +++++++I + + + ++++++++ + + t + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + i + + + } + + + + +\ + + + 7 + 7 + + + + + + + + 7 + + + + + +- + + + + + + + + + + + + + + + + + + + + +1 + + + + + \+ + + + �+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + } + + + + + 11 + + + +\+ + + + + ++++\+++++++++++++++++++++++++++++++++++++++++++++++++ + + 41 I 1 + \+++++++++++++\+++++++++ + ++++++++++++++++++++++++'+ + ; + J+;+++y+ + + + + + + \ \ PRELIMIN RY SITE PLAN STUDY ce. I - I- \ , SCALE: 1"=50' i ZONING ANALYSIS TION CITY OF TUKWILA ZONING CLASSIFICATION OF LOT LDR - NEEDS REZONE TO HDR ZONING CLASSIFICATION OF ADJ. LOTS i NORTH 'LDR - - SOULDR EAST LDR WESTTH 1-5 18.14 HDR R Zone 1 HDR HDR Senior MAX RES. DENSITY 22 60 COMMERCIALREQD NONE - --- NONE MIN LOT WIDTH 20 20 MIN STREET SETBACK VARIES VARIES 18.14.070 FOR STEPPED SETBACKS MIN SIDE YARD SETBACK VARIES VARIES MIN REAR SETBACK VARIES VARIES MAX FAIR MAX HEIGHT �_-- ._-.-45 45 - ----------- - AREA INACRES- 10.99 10.99 AREA UN DEVELOPABLE 0.00 0.00 DEVELOPABLE AREA 11 11 ALLOWABLE DENSITY 242 659 REC SPACE 400 SF 100 SF DESIGN REVIEW REQUIRED YES YES 18.56 OFF STREET PARKING AND LOADING_ _ REQUIRED SENIOR HOUSING 247 UNITS = (247-15)*.5 + 15 = PROVIDED ON SITE - PARKING PER DU 15+.5-1 131 REQUIRED 193 0.78 PER DWELUNG UNIT NOTE: SEE CIVIL SITE PLAN (SHEET 1 OF 4) FOR PARCEL DESIGNATION AND LOCATION INFORMATION AS OUTLINED IN THE FULL LEGAL DESCRIPTION SUBMITTED WITH THE APPLICATION. MARTIN L KING JR. WAY S IIII11 11 -I-IIr ifiil\IIII — KEY PLAN SCALE: NONE REVISIONS DESCRIPTION DATE RECEIVED PROJ. # DRAWN: CHECKED: DATE: A1.1 PRELIMINARY SITE PLAN STUDY RECEIVED APR 03 2 n1 Comm unity Develop r L, --r 4- L LANDSCAPE SIDE SETBACK __` at FLOOR SIDE SETBACK L 10-0' LANDSCAPE REAR SETE-ACK 41K FLOOR SE IBACK 4In ROA SIDE SETBA LANDSCAPE 5 E SETBACK , 4' + . . - . `;i TYPE in WATERCOURSE BUFFER 100) \C--/ICFLOGflfBQM SETBACK_ \ IPNDSCAPE FRONT \ SETBACK \ PROPOSED 4-STORY SENIOR HOUSING 247 UNRS HIINIIuIHiiIIIHIIIH I IIIII II 1 1.1 /I I :.� r-- --- \ t...., t '''''';� —_I___, 1i.+(+`� I -BATE Luuct mi 11 1 0`J.,/ `, ':';. ATEGORY III WETLAND II;+1+9 I (.. BUFFER 14+q+1 !, . It /I ,.i:;i r. 44 �.1.�1/+'+'+ ----h----�1' 11 1'+ % j f ''I/ j (�'++), 1- 4--__/.t,'� 1 Ir','J /+ / ) /ji,yl I I'+i.+ ---/-'--I — /L / I I /r'+%', l -----+-1�'''_1 r+i+' / 7 // / . b +,, --- /: ++ --, /,'„ , ....„V__....... ' _ 2+ 1 \ \ _I.�\ I Gs -+Ty+*+.. CATEGORY IPOEl1AND T••: • rT•+ . PRELIMIN RY SITE PLAN STUDY SCALE. 1'-50 • ZONING ANALYSIS JURISDICTION ONCE TUKWILA ZONING DASSIF3GT10N OF LOT LCD-NEWS F5ZCI.E TO Ha14 ZONING CLASSIFICATION OF ADJ. LOTS KEITH TOR SOUTH LLR ERR LUI WEST 1.5 16.14 HDR Zane hR HatOtte0 0505 RES. DFNEIY 2: 60 CONILI.N,AL Fim NONE NCNE 1d N LOT MOTH 20 20 MN STFEET SETSKX V.VLES VANES Eel SIDE YARD MTBACK VA+ES VARIES I.ENRENA SET B0CX VARIES VARIES MAX FAT LIA<HEIGN! 45 45 AREA INACRES 1049 10 ED LL AFEALNOEVELCPAR.. 0.m 000 TEVELCPA3IEAREi 51_ 11 ALLOWABLECEIISTY 2JZ EST RED SPACE 400W 101SF CESG11 REVIEW REQIRED YES YES 10.56 OFF STREET PARKING AND LOADING F_OIRED SEII OR HCLTA NG 247 LNIT5. )o7.ta/s, 15. PROACF_) QI DIE PARKILIGTER CV 15: 5.1 131 CEOIARE3 133 0.70 18.11.070 FC+5 E l u500 $ETEAO,G FER N.?LING OCT NOTE: SEE CIVIL SITE PLAN (SHEET 1 OF 4) FOR PARCEL DESIGNATION AND LOCATION INFORMATION AS OUTLINED IN THE FULL LEGAL DESCRIPTION SUBMITTED WITH THE APPLICATION. MARTIN L KING JR. WAY S KEY PLAN SCALE NONE REVISIONS DESCRIPTION DATE PROJ. # DRAWN: CHECKED: DATE A1.1 PRELIMINARY SITE PLAN STUDY SE 1/4 SECTION 03, TWP. 23 N., RGE. 4 E., W.M. PG ,41 BARBED PYRE FENCE dwva SS300v—S DEC DtC F-0 ib I E_9 5':DEC {'.DEL 4� Y DEC 0 DEC" •M' .: 11'•pED WETLAND F T-5 F 3 .a. ° I 5y , p • S 108TH,- Y16••R2• DEC (PUBLIC RILNT- S Tn .ew. t — iWXC IXD DADav IO�r I t6•.OEC' ee fi EC Ir WC PAD WIN • DEC 1O'DEC6,C 26''EEC? E'EEC fPUEGDL DIRT ! CRASS RPE AND ELBOW 1 C^\• 4.` o an • ::tr• DEC 8q DEC _. 1, f /(2)D'�(2)12• DEC 02) `�^ m" 2)1D' Dftf _ (59 '1{ DCC D� • alry9ECe 9(LE0` 10 DCC .-. DE(C �62) -6DEC (6D)—^•y,\! 530959'OO'E .r ner `��6OY j �I . •-,,. ..1,- �4`�6 ({)) - (2)12 DETB• DEC a DEL - T1,' DEC WETLAND A )2 OEC .a� STREAM A 16' DEC d' id.Np PERM NO CAP O3N AND P.P'W OF Q FLOWING LMMHEL. _ (2)19• DEC _' O , 1OP QEL". j AA-27 10; , OTC A-2 (`tej AA-2B26 DIRT ! PUSS lye- .,R)• - .�- L Is. DP-2 DEtI _1e11. .wie', i nia CLW@: Ie' 0 (JJ) 66.1). •12' DEC - - -` {)0)(65J - VDT !-Llt DEC-- - xa 2'DEc (.0- - 5)'.. k Ee p_ DEC- ' 1 12' DED• . (92) M .. (Z)16`➢EOJr.,,EL -(95) (9 )".- fl ( _1 11..DEC . 26, DEC t - (TT) —_ Bfi) _'� 2s•, nfl {De) .EC (i). / •' Dire jo D' 1 -{2 DED T . aB DEC i9O) (B) .` �99i {0 OfF (IOJ) (O2i �� ) /DEGa,.(ID6) (05) (33)-(?1) 19 !P) (93) l 1) (.3) ) - .10•aB+ .aa\�'(D„ `\�\ i e, �Dfc (9s) (95) _._. (95) (96) (9 6 Dcc (99) (98) (D3J (s„\..,,; tD' DEc e' 6� ' OEC 12' DEL e• .: �Iff DCC • (2) 6 OTC `l95) L9T) 2D 0 ID 20 ( or FEEr 1 Ineh = 20 IL 2O- ,• DEC CD FfILYNAN=S--MADOW - (>p� "' GARDENS ADD D1V-TAT0. ON (») . OBIT Sl1ASS - �.. 79) - �"•—Ira-. 12 Pa-.; 82 )_ �J (BB) .._-.. ‘Jfi DEC.atJ .a„° (>61 WSJ\ ( ) - - • (Cr)J J UT) 6 DEC(B))i . DEC "\ Fri (eD) - 1 OECt I 1 orb ' 2r• DEc .$)Br. DEc 5 .).. (101) ... _. -. �46 DEC \ •1 T1 -- (102) a,R'rn 008 ]C 94. DEC •••Y+^ '1`� DF• ('03) �'. 76l. CEO 11 1'tc ) .- ...: 7i0D)DEC. .__-A 0(9900') 0 D.0 L r 1 OEM (1O9)e DEC I 10' DEC IC 'PARCEL D `33484018602 2A' owJ • )2'DEC '4J `,aa DPI n P ID•I 12' DEC i :(2)1• DEC L 1 ' TODWNS DAR 1QA . J• O "ADC CN' 213 64. OEL1(• 'I1 Il b 111 • e:n 20: DEC 11 (2)6. 1 6 EC (2)16 , )i I6'DEC Boil 6' DEC tU• D[D (3)30' DC 2 1DCc 26' DEC 0' DEO 1 as' DEc \ __ 1 __ a DEC . 6,„„1 a".. 1 _ --95) ( $ — — — — 1'I • zs 90 (c '. z s6 Dt•C,�� �\'z)Dec D SS3cxv—SI VICINITY MAP e NO SCALE PARCEL E (6874200530) (POTTERY WORKS ADD VOL. 12, PG. 82) SHEET 2y ;- VOL. PUBLIC RIDNi Di W h R + — 569S9bO'E SHEET BJ� •50 6 1 15 W' iLOT 17J CD HILLMAN'S MEADOW ( SB)'x'Se71191 g4,1 GARDENS ADD DIV NO.2 LOT 172 !�11 12, PG. 82 112 ---------------- SHEET 3 __� IDI PARCEL------ 348401860) i J Q n) LOT 171 — — J W (TlI 0 T�9�Wi ___i ______ \ LOT I78 ---1---------- --------------- LOT 169 — -- --PARCEL C _—�— (3348401820) LOT Ise ------------------------- SHEET 4 LOT IV i6151]W PARCEL 8 ____------ -I �' SDI 5 ]POO _ -( i I III / $x PARCEL A LOT 165 (3348401800) v)� SPRING (PUBLIC G IJ—ir-OE-WAv) I T}tS IS��hI 2)2 JJD, seJZYO6•e u6DroD 69.J5' NBJ 15'29'W 1`- 119.21'-- ___$ _______ I — FOUND DPI -BRASS W/ PUBC111I5• CMG A IO — I N16)IB,3J -------------- 1 1 1 L12B415543 1 I 1 f8� TOPOGRAPHIC SURVEY VINTAGE HOUSING } CC O CO DU Q z V Z 8 Y � E W S 1- J Z EC O 5 Z §, U P. WASHINGTON SEE SHEET 4 e5LAYOUT MAP HAK TEC 12/30/16 2016219.00 SE 1/4 SECTION 03, TWP. 22 N., RGE. 4 E., W.M. 20 0 10 20 IN TEST ) I inch = 20 IL VERTICAL DATUM: w 80 VERTICAL BENCHMARKS: VI NO.: SNV-999171 DESORPTION. 3' BRASS 015C ELEVATION: 51.16 FT. LOCATION: AT NORTHWST CORNER BOND ACCESS ROAD BRIDGE OAR 1-5 0 NO.: DESCRIPTOR: ELEVATION: LOCATION: 3425 BRASS DSC. MONUMENT IR CASE, DOWN 07' 366.89 FT. AT E INIEBSECNON O SOUTH LEO STREET AND 5157 AVENUE SWM ` v.93CS 1 -..w.111) SOUTHWESTERLY MOST DOLT ., �[ PEA 005106T.W BOLT OF FIRE 115 t HYDRANT TO SOUTH RYAN P lu..k2�P1 - WAY AND AT THE INTERSECTION Or CORNED RIM 47TH AVEON O ATH AVE SWM u.1o3.As \ N6TI3'.U'W •nJRiWu• cpvc � ° �[IiGEN 4. � tt IHFI �' B CCd:WT1ERIMEINSUF ;tDiE ' oy A )•CUM'�y W �� • TIED _ • -DEAD END•. ()8'' DEC Is'T�jA/ TOP B 0. ROCKER e SC.N. C0.•9S 15y _ er .. ,Oa c ST.,PA A .6 PARCEL ND 54711cco:-6 w A551A [i1 B56C•00,L�15HA^AG ALB (PKRKED .) N54 '4 IE=9P.1 6 5 0, CTB,I,.A9S,S) Re 02 SEE SHEET 3 jt�U b.GOWI� LEGEND AREA DRAM ABNN/REF ABANDONED/RETIRED ASPHALT (ASPH) BLADEBOLLARD BRICK SURFACE L BUILDING LINE LBC L OUIUINB CORNER BR ONCE RA0( I CANOPY LEI, (a.) CA10. BASIN (CB) ' I CONCRETE SURFACE Cw/BCONCRETE/R..1, WAIN [RN/ARRM CONCRETE/WOOD RETAIN.. WALL CC/XC CONCRETE/EXTRUDED CURB CPP/P CONCRETE/IRON PIPE OAP CORRUGATED METAL PPE •-.C-14- CHAIN LAX FENCE (CIF) CCABLE TV COOL COLUMN CS/ S CONCRETE/WOOD STAIRS CON CONIFEH155 TREE DEC DECIDUOUS TREE CUP CORRUGATED ANTAL PPE DRY DRIVEWAY EEO ELECTRICAL CONDUIT ED ELECTRICAL DUCT Fla ELECMC. HANOHDLE Eta ELECTRICAL MNaOLE EM ELECTRICAL METER EV/ET ELECTRIC. VAULT/TRANSFORMER FOUND SURVEY MONUMENT (AS NOTED) FIRE HYDRANT FIRE DEPT. CONNECTION (ROC) FIBER OPTICS FIBER OPTIC MANHOLE FEE FINISH FLOOR ELEVATION W GRADE BREAK G GAS MAIN W GAS METER O CAS VALVE GV GAS VAULT )- CUT ANCHOR - HANDRAIL 0 GP CUT POE A SP STRAW POLE 0 3C8 IRRIGATION CONTROL BOX W IV IRRIGATION VALVE - WON FENCE (MO IE MERE 0.0 (0KKH 0--0 UWl POLE (MET.) 0- UGNT POE (WOOD) O-0 UGNT KIK (FIBERGLA55/CONC) Q--O SIR. PILE W/ LICIT UT POLE (DECORATIVE) LSCAPE/PA U.DSCAPE/PUNIER („ () MANHOLE • MAILBOX (MB) O NW MONITOR WELL 011P/0HT OVERHEAD POWER/TEPHONE COG/0. OVBa0AD GUYWVIE/BUS (MOLLEY) P.S. PARKING SPACE(5) A RUNG R PROPERTY LNE (PL) (P) PAINTED U1NTY LOCATION RIPE FLOW EREC110N PE POLYETHYLENE PPS PARKING PAY STATION B POST INDICATOR VALVE PS/PSS CONONED/SAMTARY SEINER PSD STORM DRAIN PRIVATE CATCH SAWN PEDESTRIAN PUSH BUTTON (PPE.) LI O PEDESTRIAN SIGNAL/PEDESTAL 01) RECORD OATH E( -0 ED FONH I I GRAVEL SURFACE ROCKERY RE ROOF ELEVATION S1 SERVICE DRAM (STORM) CO CIUNOUT .5 SANITARY E SEWER (RECORD) Ya SGN/SIREET NAME SIGN TC/A 1RMF1C C0mOL/S1REE1 LIGHT HANONOLE • 1RAFTC CONTROL CARNET (1NSCC) 1.0 MEN. DRAIN J{Y 1EMP0RARY BENCHMARK (TOM) TRIO TELEPHONE CONDUIT (DUPED) 1D TELEPHONE DUCT TTV RH TELEPHONE VAULT TELEPHONE MANN. TS TELEPHONE SENTRY TRAFFIC FLOW DIRECT. TIED TRAFFIC SIGN. CONDNT (BURIED) TO TO OF SLOPE TOP TOP O BANK 0 UP UTILITY POE (WOW) WATER VAULT W WATER MAIN MA WATERMETER • TER VALVE WATER GAT: VALVE/CHAMBER w/CO VAGTIW/CO(OEMNATON ORDNANCE - WOOD FENCE (WE) r WETLAND FUG ✓ TARO UGHT SITE NOTES SITE ADDRESS: VICINITY OF MARTIN LUTHER TONG JN WAY 02 S RYAN WAY UKWLA WA TAX ACCOUNT NO.: 33. 40-1800-07 334640-1810-05 3400--1003 3.348. 687620-0530-05 ZONING: LOI - LOW DENSITY RE50ENTIAL ZONING AGENCY: CITY F NOV, 6300 SOUTH CENTERBOULEVARRD DEVELOPMENT UKVALIA WA 9618E (206) 431-3610 FAX: (206) 01-3665 SETBACKS: CURRENT SETBACK REWIRENENIS SUBJECT TO 511E PLAN REVIEW CURRENT SETBACKS MAYS 100 DIFFER FROM 5E IN EFFECT DURING DESIGN/CONSTRUCTION EXISTING O00ENTS. THE ISSUANCE Or A CERTIFICATE OF OCCUPANCY BY ME GOVERNING JURISTC". INDICATES THAT STRUCTURES ON DRS PROPERTY CWPLEO WITH MINIMUM SETBACK AND HEIGHT RECUIREMENTS FOLLOW. CONSTRUCTION. FLOOD ZONE THIS SITE APPEARS ON NATIONAL R000 INSURANCE RATE YID. DATED MAY 16. 1995. ;WMUNITY PANEL NO 530330361Y. AND 15 SITUATED IN ZONE 'X', AREA DETERMINED 0 BE 15150E THE 500-YEAR FL000PLAIN. HORIZONTAL DATUM: RAD 83/91 VERTICAL DATUM: NAV BB AREA: SITE AS 510. CONTAINS 461.153 STARE FCEI 0R 10.5866 ACRES. MORE CR LESS PARKING SPACE COUNT: MAKING SPACES TOTAL 0 INCLUDING 0 DISABLED PARING SPACES. SUBSTRUCTURES: BURIED U1EI1E5 ARE SHOWN AS INDICATED ON RECORDS NAPS FIRMS,IED BY OTHERS AND KPRIED MERE POSSIBLE BY FGMRES LOCATED N THE FIELD. RE ASSUME ND LIABILITY FOR THE ACCURACY Or THOSE RECORDS. FOR THE FINAL LOCATOR OF EKSTNG U10ITIES IN AREAS CRITICAL 10 DESIGN CONTACT THE UTILITY OWNER/AGENCY. TELECOIAMUNICARONS/FIBER OPTIC DISCLAIMER: RECORDS OF UNDERGROUND TUNICAINAS AND/OR FIBER OPTIC LIES ARE NDT ALWAYS AVAILABLE TO THE PUBLIC.0010. 8. NAS NOT CONTACTED EACH OF THE MANY CONPANIES IN THE COURSE OF TMS SURVEY, WHICH COULD HAVE UNDER.OUN6 LINES WINN ADJACENT R ONT5-O-WAY THEREFORE, BRIT DOE5 NOT ACCEPT RESPONSIBILITY FOR THE EXISTENCE O UNDERGROUND IELECW1.WCATIONS/FBER OPTIC LINES WNCO ARE NOT MADE PUBLIC RECORD NTH THE LOCAL AIN SDICTIOL S ALWAYS, CALL 1-600-424-5555 BEFORE CONSTRUCTION. UTILITY PROVIDERS: SANITARY, STORM SEWERS k WATER Ott OF 11A(NLA PUBLIC WORKS DEPARILENT 6300 SOUTH CENTER BOJLEVAR0 TUKWILA. WA 9B188 (206) 33-0179 G.AND POWER UGET SOUND ENERGY 355 110TH AVENUE NE BELLEVUE. wA 9000A (206) 425-2900 (BBB) 225 ST)3 TELEPHONE CENTURY LINK 6001m AVENUE SEATTLE. WA 96191 (600) 244-1111 LEGAL DESCRIPTION: PARCEL A: LOT 165, BLOC( 18. CO. HILLMAN 5 MEADOW GARDENS ADDITION 10 THE OTT O SEATTLE. ORISON N0. 2, ACCORDING 10 THE PLAT THEREOF RECORDED N VOLUME 12 DE PLATS. PAGE 81. RECORDS OF KING COUNTY, wASIINGTON; EXCEPT PORTIONS CONDEMNED BY THE CITY O SEATTLE FOR TRANSMISSION LINE PURPOSES IN SUPERIOR COURT GUSE NO. 469557 AS CONTEMPLATED BY ORDINANCE N0. 82986; AND EXCEPT THAT PORTION THEREOF CONVEYED 10 THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY N0. 1, BY DEED RECORDED MARCH 07, 1963 UNDER RECORDING N0. 5552941, RECORDS OF KING COUNTY; AND EXCEPT THAT PORTON THEREOF CONVEYED 10 THE STATE OF wA5NNG10N FOR PRIMARY STATE HIGHWAY N0. 1 BY RECORDING N0. 5695665: AND EXCEPT THAT PORTION THEREOF IF ANY LYING W1NIN STREET. TAX ACCOUNT NO.: 334840-1800-07 PARCEL B. LOT 166. BLOCK 113. C.O. HRLMAN•5 MEADOW GARDENS ADDITION 10 THE CRY Or SEATTLE. DINS. NO. 2, ACCORDNC TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF A S PAGE 82, RECORDS OF KING COUNTY, WASINGTON: EXCEPT THAT PORTION THEREOF CONVEYED 10 STATE O wASHNGTON FOR PRIMARY STARE HIGHWAY N0. 1 BY RECORDING N0. 5552940. TAX ACCOUNT ND.: 33.HO-1810-05 PARCEL C LOTS 167 TO 170. INCLUSIVE. BLOCK 18, C. D. HUNAN'S MEADOW GARDENS ADDITION TO THE CRY OF SEATTLE 01NSON N0. I. ACCORDING 10 LIE PLAT THEREOF RECORDED IN VOLUME 12 O PLATS. PAGE 62, RECORDS O KING COUNTY, WASNINGTON: TSATE1THAT POR1104 WAWA,,' NUMBER IRAS CEF 17810UE KD NR XINGFCO0 (*510 NTY EROR COUROCARITCARY NUMBER 591316. TAX ACCOUNT NO.: 33413.0-1620-03 PARCEL D LOTS 111 10 113. INCLU0VE. BLOCK 16. L D. H LNAN•S MEA00w GARDENS AO0T0N TD THE Ott OF SEATTLE DINSON N0. 2. ACCORDING 10 THE PLAT THEREOF RECORDED IR NOLO. 12 OF PLATS. PAGE 82. IN RING COUNTY. wASHINGIOJ: EXCEPT THAT POT. THEREOF IYNG WESTERLY O THE EASTERLY MARTIN O PRIMARY STATE HIGHWAY NUMBER 1 5 CONDEMNED N RING COUNTY SUPERIOR COURT CAUSE NUMBER 601962. TAX ACCOUNT NO: 33.B40-1060-0. PARCEL E. LOTS 11 AND 18, BLOCK 5, POTTERY w0RK5 ADVT.1001 TD DE OTT OF SEATTLE, VOLL ACCORDING 10 THE PLAT THEREOF RECORDED IN ME 5 OF PLATS, PAGE E16. IN KING COUNTY, WASINGT.. TAX ACCOUNT NO.: 6B7420-0530-D5 RILE REPORT REFERENCE: MIS SURVEY WAS CONDUCTED ACCORDING TO THE OESCRIPII0 SHOWN. FURNISHED BY FRST AUERICAN TITLE INSURANCE COMPANY. 2143 A.NOED COMMITMENT NO RCS-191026-KM DATED APRIL 26. 2016. TIE EASEMENTS SHOWN OR NOTED HEREON RELATE 10 MIS CWNMENI. MOTO EASEMENTS CREATED OR RESORTED AFTER THIS DATE ARE NOT 5H0L.N OR NOTED HEREON. TILE REPORT SCHEDULE 0 EXCEPTIONS: HEMS CIRCLED ARE SHOWN ON MAP. 6. THE TERNS AND PAWS°. CONTANEO IN THE DOCUMENT ENTITLED'SENSTK AREA COVENANT AND HOLD HARMLESS AGREEMENT. RECORDED JUNE 12. 2013 AS RECORDING N0. 20130612001461 OR OFFIOAL RECORDS. 14. RIGHT 10 ENTER S.PREMISES TO 0AI(E REPAIRS PAO 10 CUT BRUSI AND TREES UCH CONSTITUTE A MENACE OR DANGER 10 THE ELECTRIC 1RANSM591N LINE 10CATE0 N THE STREET OR R0A0 ADJOINING SMO PREMISES AS CONDEMNED IN DINS COUNTY SUPERIOR COURT CAUSE NO. 469557. 15. RELNONSHITOGETHER WEIXIOF ALL THE RIGHTS OFG AND ACCESSl0 AND FROM THELSTT. ATE HIW AND GHWAY AIR• W O151RUC1ED ON LANDS CONVEWIN YED BY 00MENT FAVOR OF THE STATE OF $NINGTOY: RECORDED MARCH 07, 1963 RECORDING NO.: 5552941 w 0 w TOPOGRAPHIC SURVEY VINTAGE HOUSING - J CC 3 0 in >- Q 11 V Z CC LIJ CC 3 J Z CC cQ LL 0 Z 5 53_ a) E o V Qp HAVE TEC 1'=20• 12/30/16 rob 2016219.00 2 4 SE 1/4 SECTION 03, TWP. 2:3 N., RGE. 4 E., W.M. DP .l DEDEC DEC d': DEC 47DEC S .� �T-6 12.. OEC WETLAND F .na ,14' 00 .Sl -6 /. 7 ( P EI J I I BMBEDE£NCE . d i II II III I II 0.415 AND FOUND •� EN CAP nOF >sIt 11 I I1 II S BARBED WIRE FENCE dWVa SS33 V-5I 'SB'00'E 00' .n I S 108TH -ST1 -; 9'.-22DEC (9OBEN: WOR_DE_WAY) R 47,8 -- .FOUND REBAR NO CAP O.z'N ANO 0.0'w OFR • P —ssn .,.' fit 1 l ...DEC .ly�+l -. •tl 14 DEC. - , drP \DEC B>2)46'W fix6.)D SOLD EODNDADDN .. 101, 12' IB' OEc; �C7 26.'EC'/ d•'DEC 1- 0( coNC PAD win( 'iD �c ® DIRT t C RVE AND EIBDW . t .iP • yry DtD.. MEL....__ • 1 py. �n -TI• UE4 •may _ ` `mil 'Y�Y _'Y -. Ya fi m'r ) ' 9' DCC _ . (SD, .. ,,yy, ,'(0 DEC . _ .n s- DIRT GI SS 7 W /(2)1p•�(2)12 Mu 02) :qm k .x Ali y. . i2-DEc \ AA-33/— uiA`• \yy, WETLAND A STREAM A AA-31ei (3J E DE 2-30100- OWRID 91ANNEE (2),0* DEC I0; DEc • hco at DEC DEL ( .12' DEC ' +d` DEc (as) 6 DEc!_DEc J 9, D oD a 'D l-IIL-LI4AN-i-+1T ADOW Ofj�. s m ▪ D DEc \ r.. E ^�B� ARDENL ADD DLV 7JD 2- r (>:) n G /. % OWL k ERAS6 ' M \ ()0) .. oq "VDL 1 PG.. 82 { 61 - ( / ;al� (BB) __— (D) _._� •-`. (QP \ �Je DEC (PJ..\ n., __—_ '-3 t4� f � \ JO EDED c `eWl 16 DEL ( \ (B>1 x. _ (J __ R DEC .s• .. :. (9z) (no ��J b (�J I�j`. .'le3) �` IfiiDEC j (i)je�Ed` p <x> s -Tx oq _ - .-a(>B) EC- I 1 u _µa 6 pE0 '-�. 6 DEC- - ) 12) 8 DCC .l9) l4'll ... ( tB DEC (8)) .M A (81 V l / 12 oEc 2Q oe z{olEc�D oCe -- 4Y Pcc \ ze oEc �\ (49J (e6) la ) T 4Lb- 91(D DEc. Ln ..r (02. (9� -_- ' I ex 8 `» D DEc i j ffoz) \ ) zs ozc ,r 1p41 ; (00) Dos)- (os { Oo \. \ (c) so (9) S} (J) 6 DEc(e>)1 Ec T 12 DEC tD D(d'. D {t06) ) .3) (W �BBj t9> - {B4) eW ' . (BB) 12 DEC: I I 06l 12 �a OEC � :. Wy\ i\ ) - DEC (OS) ... f96) (9) ...- '(81) {9p) - pW l� ... 12 _..- pBy aA1 _..Y0.,L (9)_ I96) ._ _ {' (B2) \l.p - ( ��— _l f1) DEC off•• ". 6 B•. DEC .. SJ (9W.. 9» a1 i/1 �11 Al .- \ - (9B) J'. \ L : Cil > \ DEC - (99) - it,' 24• DEC . . / � �..I~ J6'DEC DEC (ODJ DEC Y �,•' 6 Sii=9Ct tD a,T'( ( JY N .. (101) ( � � / $ E _ aN ...._ ,.. 4 4 (102) - l_N • .UECi / --\ , r J '. \ .` 06 • 4L'_'_I- S ^D0"' "i:»\Y • \ 4 (oil _ _ m _ (o ) _ 1_ 8' DEC (1p» CC( I v✓ $ . p \, a \�.9 \ - ti2'9jFp '..lnv- a„ _. _ IN_ z' oEc -1 pre ' '' 38 OEc : I l c r ) qp (109)B .DEC 10• DEC '_ ._ 20 D ID 20 ( DI MET I Inch . 20 It •ad ,,,0 (-• Dr, 12.19EC <(2)19• DEc .f .Hi° 6' DEC•1n•4 1 . •DCj O � C .' TWND RFBAR AND CAP 36' DEc ' 1 —:�D7s AND o 6w • R JD DEC - I '_ AD2 END 21364' - i Fen )r1t>Y' ODA', .. \ ,. I I l - .1N.A a1� 16' DEC .1ny . I a; 2 DEd .;ua I c; a DEc I ,• /;� �. .. r i set, JD• IIECI . tt J ( f3);,- (cxi' as DEc_ T I 1 : 1 2 (2)c. DEc ,e I If S. i (z)z8_0Ec 44j (a8J (6)) -. (2)0 2)IB / PARCEL, D % (3348401860? 24 DEE/ YO�J l .Tap: ia.+9 � a oEi ID' NC 114-, DEC'._ , 14 DEC'; 16' DEC :.(.0•, 'ID% DEq' lam.` SEE SHEET 4 111 26' DEC r_l VICINITY MAP NO SCALE PARCEL E (6874200530) (POTTERY WORKS ADD LOT 173 CD HILLMAN'S MEADOW GARDENS ADD DIV NO.2 LOT 171 LOT 170 LOT 169 PARCEL C SHEET 4 LOT 167 PARCEL B PARCEL A (3348401800) LOT 165 — SHEET LAYOUT MAP SCALE 11.1001 Puns IN COW MARIO DOWN 1.51 IN CASE 413 cc cn cL6 ET CC • cc I CO Con CO • 5 rgrg fl TOPOGRAPHIC SURVEY VINTAGE HOUSING er CC cr CC 0 checked TEC 12/30/16 0. 2016219.00 SE 1/4 SECTION 03, TWP. 23 N., RGE. 4 E., W.M. 20 0 10 20 ( IN FEET ) 1 Inch = 20 IL VERTICAL DATUM: NAVD BB VERTICAL BENCHMARKS: ID NO: ENV-999171 DESCRIPTION: 3- BRASS DISC ELEVATOR: 51.16 FT. IOCATON: D N. DESCRIPTION: ELEVATION; LOCATOR: Al NORTHWEST CORNER BOEING ACCC55 ROAD BRIDGE OVER 1-5 3425 3- BRASS DISC, MONUMENT IN CASE. DDYN OT 366.89 FT. T ME INTERSECT./ OF SOUTH LEO STREET AND 515T AVENUE SOUTH :2 Rv.V30L !E.0(1) 0.01Pa; MM 'B' MOST SBMWE F FIRE PERPENDICULARYDR BOLT OF ME HYDRANT 10 SOUTH RY.UI WAY AND AT 01 NORTHWEST CORNER NTH INTER.CTIONOF 471H AVE SOUTH EL.t0SA9 IND' CONIC BASF4 SIGN ` CW aT or1! AI � aria/ 'MEPCEA ttIN; ■y IllI N� -b' OWREJ 8H l g'CCOOUTER p.. •� Py� I4:u..p-mac _ _ A A ROCKERY��-��� `SP 6- ‘V C(fWSE) HOANG AM,o:rslr Tr,. EtA a fA' 6N1U OI. -11 Df E55.RII 05 ee K I. :2BTV NBT3'APW t CI IEa I La3110"MP(C) 1E.104TI 19'0VP0) J 0) 1) As,' CONY rr,� xw C S8 8F$('j D 1 e ill g S - 00 8E4 CfLVG012R SEE SHEET 3 LEGEND AREA DRAIN ABAN/RET ABAOONED/ EDRED ASP*,LLT (ASP.) BUR. BOLLARD BRICK SURFACE BUILDING LINE LBCV BUUM° CORNER BR BKE RACK CANOPY CATCH BASIN (CD) CONCRETE SURFACE C /9 C0ICRE1E/BBCK WALK 0R8/WRW C0NCC0:1E/M000 RETAINING WALL /XC CONCRETE/EXTRUDED CURB 011/61 CONCRETE/IRON PPE CARP 50 N HUGAIE0 METAL PIPE LINK FENCE (0F) CABLE TV [QNAN CENIERUNE/WDNUENT UNE C0NCRETE/W000 STAIRS CONIFEROUS TREE DECIDUOUS TREE CORRUGATED METAL PPE DRIVEWAY ELECTRICAL CONDUIT ELECTRICAL DUCT ELECTRICAL HANDHIILE ELECTRIC. MANHOLE ELECTRICAL METER ELECTRICAL VAULT/TRANSFORMER FOUND SURVEY MONUMENT (A5 NOTED) LTV Q CS/85 CON TEC CRP OM .0 ED OAR E11N El Ev/ET 51 FO FONT. FEE 03 0 GV O O. ASP 0 00 N IE 0-11 O-o 0-P LSCAPE/P ID 0 O MW WP/OR OxG/OMB P.S. P▪ E PPS PsRss P543 y-I> 0 I I RE CD CO STU/Y S. 1C/SL TCHO FIRE HYDRANT FIRE DEPT. CONNECTION (FDIC) FIBER OPTICS FIBER OPTIC MANHOLE MN. FLOOR ELEVATOR GRADE BREAK CAS MAIN GAS METER CAS VALVE GAS VAULT GUY ANCHOR HNNDRALL GUY POLE MAN POLE RRIGOTIOH CONTROL BOX NOIOAl10N VALVE R10N FENCE (NO UIEAT ELEVATION UGHT POLE ETA) UGHT POE (WOOD) LIGHT POLE (EIBERGLASS/CONC) STRAIN POE W/ LICHT 1.107 POLE (DE31> µLM1118 DSCAPE/PTER HOLE MAILBOX (MB) MONITOR WELL OVERHEAD POWER/TELEPHONE OVERHEAD GUTTY/IRE/BUS (TROLLEY) PARKING SPACE(5) PILING PROPERTY LNE (PL) PAINTED UTILITY LOCATION PIPE FLOW DIRECTOR POLYETHYLENE PARKING PAY STATION POST INDICATOR VALVE COMBINED/SANITARY SEWER STORM GRAN PRIVATE CATCH BASIN PEBE5IPoAN PUSH BUTTON (PPB) PEDESTRAN SIGNN/PEDESIN RECORD DATA GRAVEL SURFACE ROCKERY ROOF ELEVATION SERVICE DRAM (STORM) STEAM STEAM UT UNE/VAULT SANITARY SIDE SEWER (RECORD) SGY/STREET NAME SIGN MANIC COIIROL/SHEET LIGHT NAMDHQE TRAFFIC CONTROL CABINET (ma)EACH DRAIN TEMPORARY BENCHMARK (MAR) 1C0 TELEPHONE CONDUIT (1.1NE0) TO 10EPHOC DUCT TV TELEPHONE VAULT NH TELEPHONE MANHOLE TS TELEPHONE SENTRY TRAFFIC FLOW DIRECTION TRCO TRAUTIC SIGNAL CONOUi (BURET)) TOE TOE OF SLOPE TOP 10P OF BANK 0 UP UTILE. POE 0.00) WV TER VAULT • WATER MAIN WVN WATER METER ot WATER VALVE U ATOLL GATE VALVE/CHAIABER VO/C0 VAGTON/CONDEMNATION ORDINANCE W000 FENCE (SET) r WETLAND EUG O YARD LIGHT SITE NOTES SITE ADDRESS: VICINITY OF MARGIN LUTHER KING A WAY t 5- RYAN WAY TUKYALA, WA TA% ACCOUNT NO.: 33484.18D0-07 334840-Iwo-05 0-1820-03 334840-1860-04 20-0530-05 ZONING: LDfI - LOW DENSITY RESIDENTIAL ZONING AGENCY.: CITY Of E CPARTN OF COMUNITY DEVELOPMENT 63420 SOUTH CENTER BOULEVARD TUKWEA, WA 911T88 (206) 431_3670 F. (206) 431-3665 SETBACKS: CURREHI SETBACK RE5UREUENR SUBECT 10 511E PLAN REVIEW. CURRENT SETBAGS MAY DOTER FROM THOSE W EFFECT DURING DESIGN/CONSTRUCTOR OF FASTING IMPROVEMENTS TIE INDICATES THAT OF A AON THIS PROPERTY Y CWBY RBO NTH088 MINI UM SETBACK AND HEIGHT REQUIREMENTS FOLLOWNG CONSTRUCTION. FLOOD ZONE THIS SITE APPEARS ON NATIONAL FL000 INSURANCE RATE MAP, DATED MAY 16, 1995, TO PANEL NO. 53033CDS45F, AND 15 SITUATED IN 20NE -X-, AREA DETERMINED D B: 0111SI13E ME 500-YEAR FLOOOPLAIN. HORIZONTAL DATUM: D 03/91 VERTICAL DATUM: NAV 88 AREA SITE A5 ...CONTAINS a61,153 50UARE FEET OR 10.5566 ACRES MOC 0R LESS PARKING SPACE COUNT: PARKING SPACES 701I1 0 INCLUDING 0 DISABLED PARKING SPACES. SUBSTRUCTURES: BURRO UTILITIES ARE SHOWN AS INDICATED W RECORDS MAPS NRNISNED BY DMRS AND NOTIFIED WHERE POSSBLE BY EEAMRES LOCATED IN ME FIELD. WE ASSUME ND LIABILITY FOR THE ACCURACY OF THOSE RECORDS. FOR THE FINAL LOCATION Elf ERSTING UNITIES N AREAS CRITICAL 10 DES. CONTACT THE UTILITY OWNER/AGENCY. TELECOMMUNICATIONS/FIBER OPTIC DISCLAIMER: RECORDS OF UNDERGROUND TELECOMMUNICATIONS AND/OR FIBER OPTIC LINES ARE NOT COMPANIES, MVARALL 10 TIC PUBLIC B. HAS NOT CONTACTED EACH OF ME MANY , IN ME COURSE OF THIS SURVEY. ICH COULD HAVE UNDERGROUND LINES MN ADJACENT R GHTS-0E-WAY THEREFORE, BRIT DOES NOT ACCEPT RESPONDDU. fO1 ME EXISTENCE OF UNDEROROINO TELECODUNCATI5N5/*IBE* OPTIC LINES WINCH 0RD RE NOT MADE PUBLIC RECONM ME LOCAL JURISDICTION AS ALWAYS, CALL 1-800-424-5555 BEFORE CONSIRUCTIW. UTILITY PROVIDERS SANITARY, STORM SEWERS 0 WATER: CITY OF MKWLA PUBL. WORKS DEPARTMENT 65D0 SOUTH CENTER BOULEVARD MKWB. WA 9BIBB (206) 33-0179 GAS AND POWER PUGET SOUND ENERGY 355 1101H AVENUE NE BELLEWL WA 98004 (06) 5-2000 (622 85) 225-5T13 TELEPHOTO CENTURY UMX 600 TM AVENUE SEATTLE, WA 0191 (BOLD) NA-1111 LEGAL DESCRIPTION: PARCEL A LOT 165. BLOCK 18. CO. HILL*AN'S MEADOW GARDENS ADDITION TO THE CITY 0f SEATTLE, MASON N0. 2. ACCORDING TO ME PLAT HEREOF RECORDED N VOLUME 12 OF PLATS. PACE 82, RECORDS OF KING COUR1Y, WASHINGTON EXCEPT PORTIONS CONDOM. BY THE OTT Of SEATTLE 100 TRANSMISSION LINE PURPOSES IN SUPERIOR COURT CAUSE NO 469557 AS CONTEMPLATED BY .ROMANCE 0. 1129116: AND EXCEPT THAT PORTION THEREOF CONVEYED 10 ME STATE OF WASHINGTON 6(8 PRNABY STATE HIGHWAY N0. 1. BY DEED RECORDED MARCH 07. 1963 UNDER RECORDING 0. 5552541. RECORDS 0f KING CON. AND EXCEPT THAT PORTION THEREOF CONVEYED 10 THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY N0. 1 BY RECORDING N0. 5695665: AND EXCEPT THAT PORTION THEREOF If ANY PIING NTH. STREET. TAX ACCOUNT N0.: 31484.1800-07 PARCEL B: LOT 166, BLOCK TB. C.O. HILL .'S MEADOW GARDENS ADDITION 10 THE CITY OF SE ATTLE. DIVSON NO 2, ACCORDING TO THE PLAT THEREOF RECORDED N VOLUME 12 OF ♦ S PACE 92, RECORDS Of KING COUNTY. WASHINGTON: EXCEPT THAT PORTION THEREOF CONVEYED 10 STATE OF WASHINGTON FOR PRIMARY 1 R HIGHWAY ND. 1 BY FECORONG ND_ 5552640. TAX ACCOUNT NO.: 334540-16)0-05 PARCEL C. LOTS 167 10 1 0. INCLUSIVE. BLOCK le. C.0. HILLMAN'S MEADOW GARDENS ADDITION 10 C CITY OF SEATTLE DINVON N0. 2. ACCORDING 10 THE PLAT THEREOF RECORDED IN V0l4MC 12 Cr PLATS, PACE 81, RECORDS Of KIND COUNTY, WASHINGTON: EXCEPT THAT PORTON THEREOF LUNG WESTERLY Or THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED W CND COUNTY SUPERIOR COURT CAUSE NUMBER 597316. 1. ACCOUNT NO.: 334840-182.03 PARCEL D L015 1T1 10 113, INUITS.. BLOCX 18, C 0. HIL5 MEADOW GARDENS ADOOON TO THE CITY OF SEATTLE 01VI90N NO. 2. ACCORDNG10 ME PLAT THEREOF RECORDED IN YOLUME 12 OF PLATS PAGE 62, IN M. COUNTY, WASHINGTON: EXCEPT TjIAI PORTION MEAEOF TNG WESTERLY Or THE EA5IERLY oARON OF PRNUARY NTAIE 60195 xOUBCF I 5 COHROCUNED w RUNG CWNtt SUP(q:Ofl COURT [ACAS[ wBER 601962. TAX ACCOUNT NO.: 334840-1860-04 PARCEL E: LOTS 11 AND 15. BLOCK 5, POTTERY WORKS ADOTW 10 THE CITY Of SEATTLE, CCORDNG TO ME PLAT 1MREOF RECORDED IN VOLUME 5 OF PLATS. PAGE 86. IN KING COUNTY, WASINLTON. TAX ACCOUNT N0.: 687420-5030-05 TIRE REPORT REFERENCE: THIS SURVEY WAS CONDUCTED ACCORDING TO THE DESCRIPTOR 5H0NH, M NTSHED BY FIRST A*ERICAN TITLE INSURANCE COMPANY, 2NU MEND. CW41NENl NO TICS-791926-PHXL DATED MRIL 25, 2015 THE EASEMENTS SHOYN OR NOTED HEREON RELATE 10 THIS CWMIT.T, No1C: EASEMENTS CREATED OR RESCINDED AFTER THIS DATE ARE NOT SHONR OR NOIEO HEREON. TITLE REPORT SCHEDULE B EXCEPTIONS: HEMS CIRCLED ARE SHOWN ON MAP. 0 THE TERNS PROVISIONS D IN THE DOCUMENT ENTITLED -SEN5TVE AREA COVENANT A00 NO NOLO HARMLESSS5 AGREEMENT' RECORDED AWE 12, 2013 AS RECORDING NO. 201.61.0.51 OF OFgAI RECORDS. 14. RIOT, TO ENTER SAID P.N.S TO MAKE REPAIRS AND 10 CUT BRUSH AND TREES CH CONSTITUTE A MENACE OR DANGER TO TIE ELECTRIC MANSUSSC N UNE LOCATED N THE STREET OR ROAD ADJOOANG SAID PREMISES AS CONONNE0 IN KING COUNTY SUPERIOR COURT CAUSE N0. 46955T. 15. REUNOOSHUENT O ALL EXISTING AND FUTURE RIGHTS 10 LIGHT. NEW AND AR, TOGETHER NM 1M RIGHTS OF ACCESS TO AND FROM THE STATE HIGHWAY CONSMUCIED ON LANDS CONVEYED BY DOCUMENT N FAVOR OF ME STATE OF SNINOTOV: RECORDED: MARCH DT, 1963 RECORDING ND.: 5552941 RECEIVED TOPOGRAPHIC SURVEY VINTAGE HOUSING HAVE 1"=20' 3 Z Z < >- CC 3 O 0.6 >- - c O z 8 Y z Lucc 1- J Z 2 LL 0 _ _3 Z CmmAsa TEC 12/30/16 w10 2016219.00 SE 1/4 SECTION 03, TWP. 23 N., RGE. 4 E., W.M. SEE SHEET 2 a' u6c' - r n 6 BOEC` fF 9 lr DEC 1B DEC ~ (85J (3) 6a ,(l0)a-t U'- , ruEOi 1 a.-.3 \• c..nn ) (zh2 1 (z)le•. \ ..ur, (69). ''8 DEC_` DInC: (62) �Ai�. ��M1l \Sl v 1. p (d) S `� • \ ir.. . 168TH ST G \ OEC RIGHT -OF -RAY) . • 2 E • . R 9' I StFEwA(�A •�u °' AA-21 14, DEC b4. 20 occ' \, AA-20 DP-9 1 \i'�t3 \� • t2�iwv .Y°i l4•. DEC. 1A'-pEC % ROwwO 3CNANNEL \ L07173 ' \ \` A-1,2. \\ 8• (DUPLICATE. e;_cec a ,p, (29 ..--4.."-------_A 967 ✓ -' 103OEC• ..70. �- (B9J IV DEO. / n M1M1 ()6) ()8)�. L/ J Ns)_, a.v (-i(e3J ( J ,, LOT 122 - Fri v / (93J (91) - 7 86J 1 I -te 9Eo- 1p 1a' DEC w V.,`"5� •21'bEc al `10 1•-1.3' Y C •932581,2a'9. C N 007 ON 2 Er CH w a+ 4 mro. 5.soo 0 )s TAIT 22 u%-.0739 FOwoow R 3 INCO>25 119.16' cr . � sei'zr50-E LOT 17 -1 \ \ \ 22' OEC + \ I .0;, 18 A 0 �.I o e—�( j 7e2,%a.IA w IL rz Sp ( )te: EC r1B' DEC ) 22 UEC 1 I y 1 NB>'191� W 119.11' �� t11 1 I6 0E�,01f , 4 +1 I $ JWOW POSTJ s I (z)++uECQO +li , 11 y • PARCEL cotRowNG .wo ,� 11 I, LOT 18 CNANNEL ,',V occ 1 I $ DEC (6874200530),'"'� /,s•'T-�.6,,.,20 J D,J trUEo a IEc.. 232 (POTTERY I WORKS ADD 62 /c 16 3 i. „..A--,- ,6' 0E, VOL...2, E,PO. 82) A si 1al ( >' a' a ' ws - .cy E 7 Fg s y'k: (5•A) .5�uel•..'(2) 2� DCC _ ��3 ^\1 :. 16 L. x0 0RE5PA95NC .PY .Jn t ? A-3 02,2 PARCH NO: 2-23 02 a cw -s 055•c.w to, �E ; .1r! `E^'CNR Or. •010 1000 POS c '00550 1f 2 08 ,L0w1N0 CHANNEL r H) EA>A50 12 ♦CrE >3E9 12',L5;9 -3->3 31 I12, P) >l > 0 o•60.; 10A2 CENTER a0L1 OF FIRE 12IO4AN7/356. 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I� nn� ll:\ Ioi0 Ir Ong II 111111111111111111II111111 IIIIii!ernIV gTh 0■ 1111111111111111111111111 11 IIIIIIIIIIIIIIIIIIIIIIIIIIIIII _® �11IiI111111.1;i;.�'1111;1,; It Ii�l;�linurn �!;nl �n� I�M� ri�rrio 11111111111111111111111111111 11111111111111111111111 In :!ann ilnul n111 Iz 00.1 —_1 C AVERAGE HEIGHT 4TH FLR • _I ;V 3RD FLR 2ND FLR 1ST FLR REVISIONS DESCRIPTION U 0 DATE PROJ. # DRAWN: CHECKED: DATE: A3.1 SAMPLE ELEVATIONS Tukwila iMap Page 1 of 1 City of Tukwila - :1111rdtairtm it I raFfifid(ilitri \Wax 4-1144- lirrP4 riffI fi jj led 1/ 3b0ft -122.286 47.508 Degrees /141 IJ ozio http://tuk.maps.arcgis.com/apps/webappviewer/index.html?id=Ica 122cdae08429e974f57c 148ad887e 6/27/2017 Address. parcel number or #140etto 7,93g1) LDR hie Pui4te,e3. 21223-9, gOC, 6)40 00 ea AO/ /0 -J boo / 00z/ at '3 3,46o 174,poo t, Walt- /let 5) )7101 PA. 7t*actl_c, .74;•:?e2 .- 10804 • 1,2%000 141,600 10814 /0, 6$04 70 21 AI64010827 3 1941k o (0..)11 i * .0847 702o4iet 5d1.4 OA 006 48 15- m 0 0816' 7/$20 ;if 16 4* 10826 77°61t. 1 6 1hD6„yoNi ilAtte.Ztaff) F4735 lori 013 10821 3500 ti2 10831 •14) • / 0 09'11 "; ZONING ANALYSIS i - / / / rr LANDSCAPE REAR SETBACK / '9 -_��_� 6co k � = / ----LAmoaoApEmosaFTa«cn` ����___� ...~/ � _ --_-_----------_-_-_-__--_-- _ `^ ^ /' \ ~'\ \ . ` ` \ � _ � 4tbFLOOR REAR SETBACK / _ / / � \ / / / / ' / ' ) ` / / / ' LANDSCAPEEGBBACK � z +~ \ r+++++ + ^��� � _ / " � _ � / - 00 ~ PROPOSED 4-STORYSENIOR HOUSING 247 UNITS ~ _ / � - \ ' \ ` n - _ \ \ � � ` ` TYPE IJIL'WATERCOLIRSE BUFFER (80') `x ` / � � LANDSCAPE FRONT ~v^ �SETBACK ` . ` -' � \ \` ` ` � / ` ~ ^ ` caTsoDRYNm8ETlANDBUFFER` ~ _ � ^ ` \ \ \ � -_ ` /| / \ � \ .. \ 3 \ / / \ ` � / \ � ` / / 47th AVENUE SOUTH -- ` T \ + + -�-��+ + / � +++ +++++~ + +,. � /1 + r + + + '�+ / + || + �� . + + + + + _] 'q+ i +J~ /+ + + */+ + ^ | + " `�' + + + /+ + + . +L+/ `+ + � + + , . `-�� + '+ + + 1 +L+/ /, ,'� 1 + + � / | + / ' ' + + -r^+-�� +/ / + + f + -+-�+ | |]+ + ' |+ / � +/ /� ++++'+++~++ /J'J`'~ +++ +.+ + + 'l+7+ ' Y+ ++ + + + � / /-/ + + +++++ + .+ '+ . +++++' ~ 1 ^ � . ../ / ' .- 1+l+' /~+1++++/+ + . ./ / . *++ /+ |+ ' + + .�+^+ '+ �� + + + /++++]+,/~++++ L + ++++ + + + - � ' + + /+ + - +/ + + + / .~+++ ++ + + +/ + + ~ /++]+\+ + +|+ � + + + + � +. + + / �\~++/+/+++ L++1 ++ ' + + '+ + + + / \ | \+++++ + + ~ ` , .\+++�++ + / ' + +j+ + + -_-_--` -- + � + ° /+ + + ++++ . _ ', 4 +'��+ +^� � ++/+++~ ++/ ' /. . ~/ +' + ----/�------_�--- / + ' � + + ' ���7,-� ' + ~ + + ' /+ + + � ^� ' + / / ^/ - ��+ + + ~~^- + +/ + + + _~~- ^^'+ + .~ - + ~� ~- ~_ . ~= 'y�� + + + +-~ -+, + + + + +---�~�� ~ + ~ � ^ � . . - - ` ^ + + +++++~+~+�+�+.+ + + + + ' - - -+ + + +~++++++++ ' ` --- ` +^*r + + +'+'~��,�~.+ � ^ � . � � ' - - ~. -- \ � _-------| +-+-+~+�+++ __ \ ,_ + + + + ' + -+ -+ ~+ �+ ++ ++ ++ + C _-��-=� ��_���---_-------_-----_- +++++++++++++++++~~ ',~++ -^`^� + + + + + + ----___�+++++~���..--~~+++' , --,~ � ./-,~+ y+++++++\+ �~-_-_��� � + + + + � _-,-7-�----�-�_-~-�_�-�+ + +~++++++++++++++ + +^+ + + + +++~++++ \ � � ^ �\+ + + + + + ~^+ + ~ . ^ .+ � + + + + + + + + ~ � ^ .+ + + + + + + + + + ~ ~ ^ .+ + + + + + + + + \"��.�-�`-.+++++��++��'��++++++++~~.�--~++++++++~+�'-.,+/++++++ ,.�. '-`\++++++��+ '-~+++++++~+^ '-,~++++++++^^ �-,+�+++++. \--++f++++++����^-`+++++++++~^'.-.`~++++++++`^'.'.`+++/+++++' .T+~+\+++++~��^' '��+++++++~^^'.',.++++++..�� -,~~+�+++~ `++++++ .~'-`++++++ � .'`~++++++ .,�+++++. +^+^+++,++++++�~�+�+++++++++++~�+^+.+++++++^ � � +�+++ � -,~~++++ � --~~+� +�\++++++++++++++++++++++++++++++++++++++. �^+^+�+�+^+^+~���+^+^+�+^+^++++++++++++++++++^+ + ~ + ~ \ ������U U��U�� ` o ^ xu~��nnnn,� \ , SCALE1"^50 RY��TEPLANSTUDY � ~ � , v++ +++++ ++++i /�-+~+++ -� +++1+ ./ .-+�++++'+++ ~�++~~^^ ~ � .- ~+++++~+ ++++ ]+++~+' �+ . | / �--_ -- -- -- _- -_ -- __ -- -- -- / � JURISDICTION CITY OF TUKWILA ZON{moCLASSIFICATION oFLOT LDR'NEEDS REZONE TOxDR | - ZONING CLASSIFICATION oFADJ. LOTS _ .muxm LDR EAST LDR WEST 1-5 �-*Dn. - -HDROemo ' i MAX RES.DEN0TY 22 8O / COMMERQALREQD NONE moNp- _ MIN LOT WIDTH 20 20 MIN STREET nETBACK ��EO ��8� _ _ MIN SIDE YARD SETBACK VARIESVARVESL- MIN nfARSETBACK '�_-_-- VARIES VARIES MAX FAR __ .�.� fREAINfv:RE;_'_---10.99--10. 99-_' -� A R EAUNDE V EL0�BL E 0 0 0 0 0 DEVELOPABLE AREA _-� -'--'l1'_-� -_ �!1�-_AL PER DWELLING UNIT DESIGN REVIEW REQUIRED YES YES 1o.5nOFF STREET PARKIN GAND LOADING REQUIRED SENIOR � GENKORH0UGNG 15+.5'1 131 REQUIRED PROVIDED ON SITE ---__ ' --_--193 — PARKING PER DU 0.78' NOTE: SEE CIVIL SITE PLAN (SHEET 1 OF 4) FOR PARCEL DESIGNATION AND LOCATION INFORMATION AS OUTLINED IN THE FULL LEGAL DESCRIPTION SUBMITTED WITH THE APPLICATION. MARTIN L KING JR. WAY S ~. -~ SCALE: NONE ' ^� � �E c* " 0) (m cu C-) 0_ C) � :3 m m� �C- C-) � r � . C) u_ 3: Lr) �2 o c, � cu REVISIONS DESCRIPTION RECEIVED PROJ # DRAWN: CHECKED: DATE: PRELIMINARY SITE PLAN STUDY SE 1/4 SECTION 03, TWP. 23 N., RGE. 4 E., W.M. w 1- 0 SS]SSS -S D C U -I n 68.54 BARBED WIRE FENCE SSMH(R) for 43.77 12", A-38 CLF ON R r1 37.24 No. A-36/ WMA-13R 11 WMA-18L WMA-19L 37.10 F-11 0 0 0 O v 39.96 BARBED WIRE FENCE 62.42 58.6 WING WALL �ryx 66. (2)14", 2)-1-, 20" DE (3)6",0 8'. 10" D DP D.E 44.7; 69• 70.06 x 62.28 x 66.31 67.00 '6.6 ...... L ORT 67.05 .,.92 DIRT & GRASS 8'' DEC 2 20' DEC 6" DEC OUND REBAR AND C 0.4'S AND 0.5'W e" ' "AZI " 64" x4510 - 3'WIDE 7 FLO.WING-CHANBE A-35/ - 12R A-35/ WMA-11R 1�45.6 •29 1.21 8", 10" 46" DEC F-1 0 F-2 ,;59 46.4 42.57 LSCA 16"+DEC x 4661 WETLAND F FO N REBAR NO CAP 0 2' AND 0.8'W OF R :-2" DEC CC ASPH 145 DEC 1575 4�MA-10R t•.• x413\ L 42 25\x TOP 2)1:' DEC 0"oDE DEC DEC OLD FOUNDATION DIR & GRASS 60 "cDEC •0, 16"oDEC) 66794' 6? �09 5 s GB• es OWNER: RAISBECK JAMES D ADDRESS: 44I I S RYAN WAY PARCEL NO: 0323049034 66.94 10 10" rE ° 8" DEC le DEC x 19 .g5 16'b DEC 16"oDEC x5464 IE= .32 14"CMP AA-35 ASPH ht. 180DEC 0_ O DE- ' x DEC 18' WEC 2" ,16"qDE, F 2-3'WIDE G CH' N'N - 18'oDEC <0 ' DEC ". 24" DEC\ "'DEC 41 03 x51.5 �x48.81 26"cDEC ss2.c 1 •o DEC x 55 4 -10' L`D.EC 12"Q 18" )EC x 55. 12' D x57.23 WMA-6R IE=49.69 14"CMP WMA-1 OL 0 DC •66 CB RIM=64.66 IE=61.76 18"CP(SE) IE=61.66 18"CP(SW) BTM=60.41 cNi co CC �.. `),;1 DEC 5h'c 0" D0 x9 WETLAND A STREAM A 10o DEC ti 915 CD 68.38 CB RIM=64.26 IE=61.66 6"PVC(SW) IE=61.16 18"CP(NE) IE=60.86 18"CMP(SE) IE=60.66 18"CMP(NW) BTM=60.16 67. 74 68.20 2" CY -CBE N 7.1• (02) 4)1()_r -Gx9 )12'C 6" DEC AA-31 52.92 c• •EC x556 sDE DIRT & GRASS x 59.61 co 66.77 66 51 66 2 xa016 D 18" DEC OUND i"IP 0.3 • 0" (2)•',) ( 1/2•' • EC 8'' DEC DEC 2J'DEC 665. 1 r"0 rE• 1•)6 1 x6, •F 2-3'WIDE FLOW' CHANNEL x 59.26 co 8 )12 DE07 x9056 DEC 6.34 6 DECx co rn N x59• EC C, EC N 1 (x) M„00,10.00S I I I I 1 I I II I I I I I 20 V r0 // V) N o 0 rn 0 0 �o wo �'- S89'59'00"E �15.0' 10 20 ( IN FEET ) 1 inch = 20 ft. M„00 20.00' CO • SI 06 CD HILLMAN'S MEADO// GARDENS ADD DIV NO.2 70.00' Mr II IN -73 • o 69.35' MU= IMMO ME III Ili *we cn S. Prentice St S. Creston St S. Bangor St. S. Hazel St. co MCI S. Fountain S. Leo St. EET FOUND 5/8"BRASS W/ PUNCH IN CONC PYRAMID DOWN 1.5' IN CASE • to cn cn NO SCALE 149.16' co crt - -77:17240738-" E-1 1 9 13 9. 4 SPRING S 0 co co S. Avon St (PUBLIC RIG-FIT--OF-WAY) - fi z w (6 0 w 06 cc CC fl CO 0 cC 0 0 C\I CO 00 CD CO LL CD LL- CO CC 0 oo D CC LLI 0 WASHINGTON KING COUNTY drawn by H AK checked by TEC S HS T .5 SCALE 1"=100' scale date job no. sheet 1 of SE 1/4 SECTION 03, TWP. 23 N., RGE. 4 E., W.M. W 0 61. 4DEC 699 »� 3). (2 8 DEC 2)12" 'E x 9.59 2"ODEC AA-21 x 58 g3 " /DEC x 61 g0 6"-DEC 1.8" DEC 18" 1 WETLAND A STREAM A 9.10 DP 1 TBM "A" SOUTHWESTERLY MOST BONNET BOLT OF FIRE HYDRANT #353, NORTH OF SOUTH RYAN WAY AND EASTERLY OF ENTRANCE TO BLDG #4411 EL=74.66 `7311 \ \\ GUARDRAIL x 76.23 20b DEC. 14(' DEC 12"0 DE x51.48 AA-20 DEC 90 TH ST -OE--WA x5' A rCB RIM=79.43 IE=76.93 6"PVC(SW) IE=75.73 18"CMP(SE) IE=75.63 18"CMP(NW) BTM=74.83 CB RIM=81.16 \ASS IE=78.46 12"CP(SE) o.or ., w d iE=72.56 18"CP(NW) BTivl=71.41 SSMH RIM=81.37t, COC=71.77 \\ 8"PVC(N`•",E) s GB n, 89,42)� 3 ( 4"cDEC 0-3'WIDE FLOWN\ CHANNEL 82 A-12 4"ODEO Iu1 "TRAFFIC SIGNAL AHEAD - MARTIN LUTHER KING WAY S" 6-„ 6„ 2,8'' •EC r8"PS CB RIM=87.35 IE=81.75 8"PVC(NE) IE=81.65 8"CP(SE) IE=81.15 12"CMP(N W) BTM=79.75 90.08 PS )--UP E) 2)24" EC 07.95 2.9' 0 0 0 113.02 112.17 CB RIM=93.05 IE=89.05 18"CMP(W) BTM=88.8O HP -18"PS DI (2)z14 DEPJ�- EO (2) 1 g'CDEC (�o 0 x�Q"��• e� 714° DEO o N ROCKERY 8PSD TBM "B" MOST SOUTHWESTERLY PERPENDICULAR BOLT OF FIRE HYDRA M-TO-SOUTH-R-YAN_ WAY AND AT THE NORTHWEST CORNER WITH INTERSECTION OF 47TH AVE SOUTH EL=103.49 L`R W x 109.39 7 8 03.41 1.3' CLF ON it 89.68 cob A 106.11 CRW ON it 90.26 m m OH "D 4" cD E C( SSMH RIM=108.38 COC=98.08 8"PVC(N,SW,SE) x OWNER: HOANG KHA+CHRI5TY TRAN ET A ADDRESS: 10709 47TH AVE 5 PARCEL NO: 5476800068 VINYL FENCE -\ O a z cb WM �( �J SSMH RIM=107.50 706 (PARKED ON) 106,57 Co. x 0 - 0 105.59 7o SCL 10410 1p38 0 0 z CB RIM=100.62 9 IE=98.42 6"PVC(N) IE=98.22 12"ADS(S) '02 BTM=97.02 OWNER: BRASWELL JESSE L+QUINONES-B ADDRESS: 10719 47TH AVE 5 PARCEL NO: 5476800069 CB RIM=95.55 IE=93.35 12"ADS(N) IE=93.25 4"PVC(W) IE=93.25 12"ADS(S) BTM=92 05 OWNER: HOANG KHA+CHRISTY TRAN ET A ADDRESS: 10729 47TH AVE 5 PARCEL NO: 5476500070 OWNER: 055E5 ROMILIO W 149.16' ADDRESS: 10739 47TH AVE 5 PARCEL NO: 6874200525 SH S8727'50"E 4 106.17 r cn 0 D m 9 6 7 -e- 4"PSD a`V cam. 97.24 g'541 x (5's / moo, 92.59 )t g1a 88, 881 80 0 0s o0 SSMH RIM=102.10 COC=93.60 8"PVC(W,E,SE) 8 PS -G(P N87°13'40"W x108.74 107.25 x107. 102153 1 98.10 97.8 1 x103.60 101.71 101 96.16 93.511 =. y.. 3.69 i O 1 81.6 87.63 87 i 41 SSMH RIM=106.61 COC=96.67 8"PVC(NW,S) CO CO 70, "STOP% -// 109.36 109.62 109.74 813 .60 2"G(R) xx 112.45 CB RIM=108.01 IE=104.31 18"CMP(E) �y IE=104.21 18"CMP(W) N19' BTM=102.51 ER p,SNED 11211 777 ' ?o ho ,\� pASH WV\V N TER SSMH RIM=115.10 COC=100.30 PLUGGED Q. OF FLOWING CHANNEL IE=88.50 10"CP IE=86.87 10"CP 7', A VERTICAL DATUM: NAVD 88 VERTICAL BENCHMARKS: ID NO.: SNV-999171 DESCRIPTION: 3" BRASS DISC ELEVATION: 51.16 FT. LOCATION: AT NORTHWEST CORNER BOEING ACCESS ROAD ID NO.: DESCRIPTION: ELEVATION: LOCATION: BRIDGE OVER SITE NOTES SITE ADDRESS: VICINITY OF MARTIN LUTHER KING JR WAY & S. RYAN WAY 1-5 TUKWILA, WA 3425 3" BRASS DISC, MONUMENT IN CASE, DOWN 0.7' 366.89 FT. AT THE INTERSECTION OF SOUTH LEO STREET AND 51ST AVENUE SOUTH UTILITY PROVIDERS: SANITARY, STORM SEWERS & WATER: CITY OF TUKWILA PUBLIC WORKS DEPARTMENT 6300 SOUTH CENTER BOULEVARD TUKWILA, WA 98188 (206) 433-0179 GAS AND POWER: PUGET SOUND ENERGY 355 110TH AVENUE NE BELLEVUE, WA 98004 (206) 425-2000 (888) 225-5773 TELEPHONE: CENTURY LINK 1600 7TH AVENUE SEATTLE, WA 98191 (800) 244-1111 LEGEND ED ABAN/RET BLRD \\\\\\ BC BR LL1J () 17-71 CW/BW CRW/WRW CC/XC CP/IP CMP X X CTV COL CS/WS CON DEC CMP DWY ECD ED EHH EMH EM EV/ET (= FO FOMH FFE GB G GM GV 0 0 O GP SP O ICB D4 IV ❑ ❑ IE O 0 0 0 0 0 LSCAPE/PA i(3) 0 MW OHP/OHT OHG/OHB P.S. (P) PE PPS :1 PS/PSS PSD L (R) RE SD CO STM/V SSS TC/SL >< TCHD TCD TD TV TM H TS TRCD TOE TOP O UP WV W WM VO/co \\ \\ v AREA DRAIN ABANDONED/RETIRED ASPHALT (ASPH) BOLLARD BRICK SURFACE BUILDING LINE BUILDING CORNER BIKE RACK CANOPY CATCH BASIN (CB) CONCRETE SURFACE CONCRETE/BRICK WALK CONCRETE/WOOD RETAINING WALL CONCRETE/EXTRUDED CURB CONCRETE/IRON PIPE CORRUGATED METAL PIPE CHAIN LINK FENCE (CLF) CABLE TV COLUMN CENTERLINE/MONUMENT LINE CONCRETE/WOOD STAIRS CONIFEROUS TREE DECIDUOUS TREE CORRUGATED METAL PIPE DRIVEWAY ELECTRICAL CONDUIT ELECTRICAL DUCT ELECTRICAL HANDHOLE ELECTRICAL MANHOLE ELECTRICAL METER ELECTRICAL VAULT/TRANSFORMER FOUND SURVEY MONUMENT (AS NOTED) FIRE HYDRANT FIRE DEPT. CONNECTION (FDC) FIBER OPTICS FIBER OPTIC MANHOLE FINISH FLOOR ELEVATION GRADE BREAK GAS MAIN GAS METER GAS VALVE GAS VAULT GUY ANCHOR HANDRAIL GUY POLE STRAIN POLE IRRIGATION CONTROL BOX IRRIGATION VALVE IRON FENCE (WIF) INVERT ELEVATION LIGHT POLE (METAL) LIGHT POLE (WOOD) LIGHT POLE (FIBERGLASS/CONC) STRAIN POLE W/ LIGHT LIGHT POLE (DECORATIVE) LANDSCAPE/PLANTER MANHOLE MAILBOX (MB) MONITOR WELL OVERHEAD POWER/TELEPHONE OVERHEAD GUYWIRE/BUS (TROLLEY) PARKING SPACE(S) PILING PROPERTY LINE (PL) PAINTED UTILITY LOCATION PIPE FLOW DIRECTION POLYETHYLENE PARKING PAY STATION POST INDICATOR VALVE COMBINED/SANITARY SEWER STORM DRAIN PRIVATE CATCH BASIN PEDESTRIAN PUSH BUTTON (PPB) PEDESTRIAN SIGNAL/PEDESTAL RECORD DATA GRAVEL SURFACE ROCKERY ROOF ELEVATION SERVICE DRAIN (STORM) CLEANOUT STEAM LINE/VAULT SANITARY SIDE SEWER (RECORD) SIGN/STREET NAME SIGN TRAFFIC CONTROL/STREET LIGHT HANDHOLE TRAFFIC CONTROL CABINET (TRSCC) TRENCH DRAIN TEMPORARY BENCHMARK (TBM) TELEPHONE CONDUIT (BURIED) TELEPHONE DUCT TELEPHONE VAULT TELEPHONE MANHOLE TELEPHONE SENTRY TRAFFIC FLOW DIRECTION TRAFFIC SIGNAL CONDUIT (BURIED) TOE OF SLOPE TOP OF BANK UTILITY POLE (WOOD) WATER VAULT WATER MAIN WATER METER WATER VALVE WATER GATE VALVE/CHAMBER VACATION/CONDEMNATION ORDINANCE WOOD FENCE (WF) WETLAND FLAG YARD LIGHT TAX ACCOUNT NO.: 0323049050 33484001860 33484001820 33484001810 33484001800 6874200595 ZONING: CLI - COMMERCIAL LIGHT INDUSTRIAL LDR - LOW DENSITY RESIDENTIAL ZONING AGENCY: CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 SOUTH CENTER BOULEVARD TUKWILA, WA 98188 (206) 431-3670 FAX: (206) 431-3665 ( IN FEET ) 1 inch = 20 ft. SETBACKS: CURRENT SETBACK REQUIREMENTS SUBJECT TO SITE PLAN REVIEW. CURRENT SETBACKS MAY DIFFER FROM THOSE IN EFFECT DURING DESIGN/CONSTRUCTION OF EXISTING IMPROVEMENTS. THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY BY THE GOVERNING JURISDICTION INDICATES THAT STRUCTURES ON THIS PROPERTY COMPLIED WITH MINIMUM SETBACK AND HEIGHT REQUIREMENTS FOLLOWING CONSTRUCTION. FLOOD ZONE: THIS SITE APPEARS ON NATIONAL FLOOD INSURANCE RATE MAP, DATED MAY 16, 1995, COMMUNITY PANEL NO. 53033C0645F, AND IS SITUATED IN ZONE "X", AREA DETERMINED TO BE OUTSIDE THE 500-YEAR FLOODPLAIN. HORIZONTAL DATUM: NAD 83/91 VERTICAL DATUM: NAV 88 AREA: SITE AS SHOWN CONTAINS 655,879 SQUARE FEET OR 15.0569 ACRES, MORE OR LESS. PARKING SPACE COUNT: PARKING SPACES TOTAL 0 INCLUDING 0 DISABLED PARKING SPACES. SUBSTRUCTURES: BURIED UTILITIES ARE SHOWN AS INDICATED ON RECORDS MAPS FURNISHED BY OTHERS AND VERIFIED WHERE POSSIBLE BY FEATURES LOCATED IN THE FIELD. WE ASSUME NO LIABILITY FOR THE ACCURACY OF THOSE RECORDS. FOR THE FINAL LOCATION OF EXISTING UTILITIES IN AREAS CRITICAL TO DESIGN CONTACT THE UTILITY OWNER/AGENCY. TELECOMMUNICATIONS/FIBER OPTIC DISCLAIMER: RECORDS OF UNDERGROUND TELECOMMUNICATIONS AND/OR FIBER OPTIC LINES ARE NOT ALWAYS AVAILABLE TO THE PUBLIC. BRH HAS NOT CONTACTED EACH OF THE MANY COMPANIES, IN THE COURSE OF THIS SURVEY, WHICH COULD HAVE UNDERGROUND LINES WITHIN ADJACENT RIGHTS -OF -WAY. THEREFORE, BRH DOES NOT ACCEPT RESPONSIBILITY FOR THE EXISTENCE OF UNDERGROUND TELECOMMUNICATIONS/FIBER OPTIC LINES WHICH ARE NOT MADE PUBLIC RECORD WITH THE LOCAL JURISDICTION. AS ALWAYS, CALL 1-800-424-5555 BEFORE CONSTRUCTION. DESCRIPTION: PARCEL A: LOT 165, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT PORTIONS CONDEMNED BY THE CITY OF SEATTLE FOR TRANSMISSION LINE PURPOSES IN SUPERIOR COURT CAUSE NO. 469557 AS CONTEMPLATED BY ORDINANCE NO. 82986; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1, BY DEED RECORDED MARCH 07, 1963 UNDER RECORDING NO. 5552941, RECORDS OF KING COUNTY; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5695665; AND EXCEPT THAT PORTION THEREOF IF ANY LYING WITHIN STREET. PARCEL B: LOT 166, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF CONVEYED TO STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5552940. PARCEL C: LOTS 167 TO 170, INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 597316. PARCEL D: LOTS 171 TO 173, INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 601962. PARCEL E: LOTS 17 AND 18, BLOCK 5, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 5 OF PLATS, PAGE 86, IN KING COUNTY, WASHINGTON. PARCEL F: ALL THAT PORTION OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 3, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON LYING SOUTH OF A LINE RUNNING NORTH 88' 35' 13" WEST FROM A POINT ON THIS EAST LINE OF SAID SUBDIVISION THAT IS 332.8 FEET NORTH OF THE SOUTHEAST CORNER THEREOF; EXCEPT THAT PORTION THEREOF CONVEYED FOR ROAD PURPOSES BY DEED RECORDED MAY 28, 1937 UNDER KING COUNTY RECORDING NUMBER 2948524; EXCEPT THAT PORTION THEREOF CONVEYED FOR ROAD PURPOSES BY DEED RECORDED APRIL 01, 1969 UNDER KING COUNTY RECORDING NUMBER 6490423; EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 353825; AND EXCEPT THAT PORTION THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 601962. TITLE REPORT REFERENCE: THIS SURVEY WAS CONDUCTED ACCORDING TO THE DESCRIPTION SHOWN, FURNISHED BY FIRST AMERICAN TITLE INSURANCE COMPANY, COMMITMENT NO. NCS-791926-PHX1, DATED APRIL 28, 2016. THE EASEMENTS SHOWN OR NOTED HEREON RELATE TO THIS COMMITMENT. NOTE: EASEMENTS CREATED OR RESCINDED AFTER THIS DATE ARE NOT SHOWN OR NOTED HEREON. TITLE REPORT SCHEDULE B EXCEPTIONS: ITEMS CIRCLED ARE SHOWN ON MAP. 3. CONDEMNATION IN KING COUNTY SUPERIOR COURT BY THE STATE OF WASHINGTON, OF RIGHTS OF ACCESS TO STATE HIGHWAY AND OF LIGHT, VIEW AND AIR BY DECREE ENTERED UNDISCLOSED, CAUSE NO. 601962. (AFFECTS PARCELS D AND F) 6. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "SENSITIVE AREA COVENANT AND HOLD HARMLESS AGREEMENT" RECORDED JUNE 12, 2013 AS RECORDING NO. 20130612001461 OF OFFICIAL RECORDS. SAID DOCUMENT WAS NOT EXECUTED BY THE CORRECT PARTIES OF RECORD. 14. RIGHT TO ENTER SAID PREMISES TO MAKE REPAIRS AND TO CUT BRUSH AND TREES WHICH CONSTITUTE A MENACE OR DANGER TO THE ELECTRIC TRANSMISSION LINE LOCATED IN THE STREET OR ROAD ADJOINING SAID PREMISES, AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 469557. 15. RELINQUISHMENT OF ALL EXISTING AND FUTURE RIGHTS TO LIGHT, VIEW AND AIR, TOGETHER WITH THE RIGHTS OF ACCESS TO AND FROM THE STATE HIGHWAY CONSTRUCTED ON LANDS CONVEYED BY DOCUMENT IN FAVOR OF THE STATE OF WASHINGTON: RECORDED: MARCH 07, 1963 RECORDING NO.: 5552941 26. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON SAID PREMISES FOR ROAD AS GRANTED BY DEED RECORDED MAY 28, 1937 UNDER RECORDING NO. 2948524. 27. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON SAID PREMISES FOR SOUTH 107TH STREET AS GRANTED BY DEED RECORDED APRIL 01, 1969 UNDER RECORDING NO. 6490423. z 0 w • . (/) • cc z [-ht u) 0 o z z w O > 0 gc) • 0 CC CC ±‘ CD • Z CO CO LO 0 CO 0 N- CO LO CO CO 01) CO TOPOGRAPHIC SURVEY 0 CC 0 cp cC -) cC WASHINGTON KING COUNTY drawn by HAK checked by TEC scale date 12/30/16 job no. 2016219.00 'sheet 9' 9'0i'E 5.00' FOUND REBAR AND CAP 0.4'S AND 0.6'W OF h' "AZIZ ENG 21364" BARBED WIRE FENCE SSMH(R) S89'59'00"E 70.00' BARBED FEN 69.70x 100 DEC ,i.i] i_11 x 122- 1 •" DEC FOUND REBAR AND AP O.i'S ND 0.6'W 0 It "A I NG 1364" x 12 3-5x 12a' " DEC DEC 115.30 110.43 160 DE 20' DEC 26'DDEC 12",014", 18" DEC ZsC226" DE DP-2 59.08 EC 18)' D E. 'cQDEC 26QDEC 26' . DEC 14'o DE i . 0) U cc zW w cli 0 o z zw >- W CC U_ a_ CC 0 0 P1 0 drawn by HAK scale 1"=20' job no. r 0 z 0 w cc 0 z i-000 • O 00 a)c0 CV V 00 00) C0 ) a)OCp O 0 O CV CV U- 1- (n W W c Q w 0 co Z Lir CI O W CO CV CO O) KING COUNTY checked by TEC date 12/30/16 2016 219.00 sheet 3 of 5 SE 1/4 SECTION 03, TWP. 23 N., RGE. 4 E., W.M. 0 x x59g1 AA-19 4 16 x 59.4 AA-18 • 02 \\6 AA-11 154.4 22'' a(i2)16", 58.68 20a DEC WMA-10' UPLICATE FLAG?) x 59 p6 AA-15 AA-14 AA-13 S9.2s O 12, DEC x 6 31 2 DEC I x615 WFTLAN STREA \ -9 -- AA-12 AA-11 } 4", 66" 0 cP k 62.13 432 A AA 18/ WM -5L 64.41 $g 16"O D E x7417 tx•• yo CRW IE=65.82 18"CP J "NO TRESPASSING" I- xa03 00 o. G8r4200530 x 80 52 OWNER: O55E5 ROMILIO W PARCEL NO: 6874200550 IE=83.82 8"CMP 1�x a5' CRW . x8119 WOOD POST IE=79.13 8"CP OF FLOWING CHANNEL IE=76.51 12"CMP SDMH RIM=78.99 IE=74.59 12"ADS(E) IE=73.69 1 2"ADS(N) IE=72.39 12"PVC(S) BTM=70.79 SDMH RIM=78.80 =7OWNER: OSSES ROMILIO W E IE 169.70224"(SE) PARCEL NO: 6874200550 IE=69.50 12"ADS(NW) BTM=69.20 87.48 0 OWNER: GARCIA CELESTINO ADDRESS: 1083 147Tf1 AVE 5 0 PARCEL NO: 6874200570 87.32 CENTER BOLT OF FIRE HYDRANTSM #356, AT NORTHWEST CORNER OF 47TH AVE SOUTH AND SOUTH 109TH STREET EL=85.23 co a' �83.8 82.30 co 83.6 (2)BLR 83.4d. x 82.221V 0 m 80.71 OF FLOWING CHANNEL IE-84.60 12"CP x 89 65 g8823/.04 12"CP 20 IE 80.00 8"CP x 80.19 x 79.36 78.83 1 OF FLOWING CHANNEL - IE=75.23 18"PVC -'x 79.08 GRAVEL. 78.41 ''61 78.46 18, x 78.60 x81.19 GRAVEL II x 81.20I 81.76 87 '49 WM 79.15 -17 c CO 1 1.59 CLF GATE rnxg117xg0.99 x5 4 0 22" DEC 81.69 81.84 xg06 •R,.? I 14, 81.80 jj x6,s� 81.70 GRAVEL( q.11 x 81.22 x81o° --x 79.14 x7930 x 19.35 3.88 71.22 ASPH x 80.92 8z� 52- _ _ 81.45 2.57 I '' 82I77 x81j5 GRAVE i `7443 7218 IE=70.62 30"PVC x 18'23 \ G' 76.36 6 95 x81.13�\ O 0 0 x IE=72.17 30"PVC 81.60 82.04 • CR �`�.> PUBLIC RIGHT-OF-WAY) /�O� Ig66 nN x7311 IE=72.64 30"PVC 8, cv S 109TH ST IE=79.10 6"PVC ( IN FEET ) 1 inch = 20 ft. z 0 U) w 0 z f ¢ rn W Q i �O b1 S G�Gj\ i y� PROF . VJ Ucr zW w „ z (0 C� z z w i \ U 06 Pc • 0 W L>6 O 0 > • cC .. D 0) T CD • z CO o d' O I� ()1OCO CO 0? CO o O O O N i N LL TOPOGRAPHIC SURVEY z >- O 06 • >- z< D cc o -) =z WY QW z J CC Z I-- 0 z U WASH I NGTON KING COUNTY drawn by HAK checked by TEC scale 1"=20' date 1 2/30/1 6 job no. 2016 219.00 sheet 4 of 5 SE 1/4 SECTION 03, TWP. 23 N., RGE. 4 E., W.M. W 1- 0 BARBED F 0 cci BARBED WIRE FENCE 10", 14"' I EC \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ 20" ®EC \ \ \ 14"° DE `0 DEC 2" pE S (2)12", 4'DDEC 30' 2 cD 0 DIRT & GRASS 20" DE6 "°DE 14' 1C DECK, 5201 10" ,jr." i iC C 2" cD ECG S8T2-7''08' E 69.35' \ \ \ 7 \ \ \ \ \ \ \ \ \ \ \ x3634 \ \ \ /x 44.64 \ x39 g5 6 5� 0 \ \ \ x C-8 4\16 0-0. N 54.00>(- 1 „Co coo GRAVEL Co ( IN FEET ) 1 inch = 20 ft. 00.p0' 2� CO •s, ' ▪ 1 o" DE •A9 6' 2>. D C (2 10O D G8 'so DEC GB OWNe PAREL NO: x 93.91 x g1.20 S —r 687 5• a HT 4 83.71 -1/:// /.///:/:/// \\\\\? NIA/NT 74TIT' 6�742d,0 47G/ 83.41 OWNER: LOPEZ JERRY PARCEL NO: 6874200625 OWNER: t1OANG I1ELEN HUE PARCEL NO: 6874200650 --x 87.66 — j r 8' /DE r82.78 82.43 N87'45'29"W H 3C1' 79 82.72 82.1/5 I I I I I 82.47 1.5 DEC I 82.39 x8211 I I 82.52 82.47 II I I GRAVEL I 149.23' — — -,u FOUND 5/8"BRASS W/ PUNCH IN CONC PYRAMID DOWN 1.5' IN CASE N:187118.33 E:1284155.43 H x8211 / 30' z 0 L w 0 z 0 °C z CD U O z \ w i 0 U 06 g2 w O > T� ..1.. 0) CO 0 • z CO roco •;zi-0N COLOCO Cr)C\I CO CV CO o O O 0 N 00 CV IL U) W O W C Q co cC co O r zW� J I CV oUJco C1lU)CT) TOPOGRAPHIC SURVEY >— z >- 0 z5 o —) = z W Q w z F— iCC J z 0 >- U WASH I NGTON KING COUNTY 1- drawn by HAK checked by TEC scale date job 1 n "o.=20' 12/30/16 2016219.00 sheet 5 of 5 SSix3V - 1.21 8", 10", :36" DEC FOUND REBAR AND CAP 0.4'S AND 0.6'W OF I "AZIZ ENG 21364" BARBED WIRE FENCE SSMH(R) 9 '9'0. 'E 15.00' _1 M..OQ. JO.QQ x4661 WETLAND F S89'59'00"E 70.00' (PUBLIC RICH -OF- x5433 OLD FOUNDATION CONIC PAD WITH PIPE/ AND ELBOW x OLD/WELL/PUMP? & GRASS ('100 DEC 109.81 i FQUNDIREBAR AND,bAPI, (3 1 0.13'S 4ND 0.6'W OF h'_ \ 3(\ ._.CiEC 1 "A`,ZIZ �NG....21364" `> \ ' 1 I i %"j x 125. $ ''1 x12 2is 5 1 ; I ', S6 N \ r.J ._ i 11200 DEC EC" i. 26``D / A-8L 54"DEC rn ^ci x 60 45 x 59 02 3$ `.DE x5131 WETLAND A STREAM A AA-31 s•5Z 92 ,,.. g2 X 9� 'I 0'�...EC - x AA-30 x57.53 (10. DEC .15 - - —__0- 1.}---_._.... x_-- t44>U4 PARCL D 33484 ' 86 x,09.23 OF 2- FLOWING ;WIDE' HANNEL DIRT & GRASS \DEO 6. 3)307�PEC (2 245 8" EC 4 9DEC Boeing Access Rd. 5. Prentice St S. Creston S. Bangor St. S. Fountain S. 112th VICI\ITY v NO SCALE PARCEL E (6874200530) (POTTERY WORKS ADD VOL. 12, PG. 82) CD HILLMAN'S MEADON GARDENS ADD DI V NO.2 VOL. 12, PG. 82 LOT 173 S89'59'00"E 70.00' LOT 171 LOT170 LOT169 I MIZIMEGA I WSW= I 1115111911111 I IMO= I MIERESIMILIES=I I 11.02111101 I LOT 168 SHEET /l LOT 167 LOT 166 LOT 165 LAYOUT S. Leo St. S. Avon St N87'1 p W I N87°45'29"W I 149.23' FOUND 5/8"BRASS W/ PUNCH IN CONC PYRAMID DOWN 1.5' IN CASE N:187118.33 E: 1284155.43 U> �0 06 06 2 0 0 W O> cc o _ 0) 0 z M 1.0 T 't 0 N CO000 CV OD CV 0 O 0 N CP N T LL W0) w Q� co EC--- 0 - 2 O W CO N U) O) >- W CC U_ 1 a_ O 0 0 0 0 F- 0 z ( J 0 1 rww V z z CC 0 cC CD Z Y cc 2 I-- J tr 0 z g U }- WASHI KIN drawn by HAK checked by TEC SCALE 1 "=100' scale ►t 20' date 12/30/16 job no. 2016219.00 sheet SE 1/4 SECTION 03, TWP. 23 N., RGE. 4 E., W.M. w � C 0 LLI 0 c 0 C s Q EO Ea 0 > U0 VERTICAL DATUM: NAVD 88 20 VERTICAL BENCHMARKS: ID NO.: SNV-999171 DESCRIPTION: ELEVATION: LOCATION: ID NO.: DESCRIPTION: ELEVATION: LOCATION: 10 20 ( IN FEET ) 1 inch = 20 ft. 3" BRASS DISC 51.16 FT. AT NORTHWEST CORNER BOEING ACCESS ROAD BRIDGE OVER 1-5 3425 3" BRASS DISC, MONUMENT IN CASE, DOWN 0.7' 366.89 FT. AT THE INTERSECTION OF SOUTH LEO STREET AND 51ST AVENUE SOUTH SSMH RIM=102.10 COC=93.60 C� I IFY!=93.04 8"PVC(W,E,SE) E= 39.05 18"C MP(`vd) ; Try=88.8HP G GRASS TBM "B" MOST SOUTHWESTERLY PERPENDICULAR BOLT OF FIRE T Y 1TA`NT"`T"0"S®t - RYAN. WAY AND AT THE NORTHWEST CORNER WITH INTERSECTION OF 47TH AVE SOUTH EL=103.49 OH DE' o ;DENI,h 4"'DEQ`�1�" n 0 N ROCKERY 0 OWNER: IIOANG KHA+CHRI5TY TRAN ET A ADDRESS: 10709 47TH AVE 5 PARCEL NO: 5476800068 OWNER: BRASWELL JESSE L+QUINONE5-8 ADDRESS: 10719 47TH AVE S PARCEL NO: 5476800069 "DEA END" N87'13'40"W x 108.74 8 `SEC ibP SSMH RIM=108.38 --_ COC=98.08 8"PVC(N,SW,SE) X ". o 4>`<.z WM � SSMH RIM=107.50 (PARKED ON) 1065? s N . 0 0 CB RIM=100.62 IE=98.42 6"PVC(N) IE=98.22 12"ADS(S) BTU:'-97.02 • 105.59 '0r A u2 99.90 CD �-- s S ?;ram c4 07.86 07. 5 x107. 99.90-74 c1 i SSMH RIM=106.61 COC=96.67 8"PVC(NW,S) CO '0 CO Ao "STOP' CB-RIM=108.01 f IE=104.31 18"CMP(E) I IE::="104.21 18"CMP(W) k o BTM-102.51 109.36 109.62 109.74 T _5 CP x' 5 7, T��R''�� CC&.� VASH / h6 fOGLE YE�-OW � / j ^SP } D cHF WNW'1�.. SSMH RIM=115.10 COC=100.30 PLUGGED LEGEND ABAN/RET BC BR L� J (u ) cw/Bw CRW/WRW CC/XC CP/IP CMP CTV COL CS/WS CON DEC CMP. DWY ECD ED EHH EMH EM EV/ET FO FOMH FFE GB G GM GV }— O O O GP A SP O ICB M IV IE O 0 O 0 —0 0 LSCAPE/PA = Q MW OHP/OHT OHG/OHB P.S. (P) PE PPS PS/PSS PSD L�J O (R) RE SD CO STM/V SSS TC/SL TCHD TCD TD TV TMH TS TRCD TOE TOP O UP WV W WM N CD vo/co \\ \\ v AREA DRAIN ABANDONED/RETIRED ASPHALT (ASPH) BOLLARD BRICK SURFACE BUILDING LINE BUILDING CORNER BIKE RACK CANOPY CATCH BASIN (CB) CONCRETE SURFACE CONCRETE/BRICK WALK CONCRETE/WOOD RETAINING WALL CONCRETE/EXTRUDED CURB CONCRETE/IRON PIPE CORRUGATED METAL PIPE CHAIN LINK FENCE (CLF) CABLE TV COLUMN CENTERLINE/MONUMENT LINE CONCRETE/WOOD STAIRS CONIFEROUS TREE DECIDUOUS TREE CORRUGATED METAL PIPE DRIVEWAY ELECTRICAL CONDUIT ELECTRICAL DUCT ELECTRICAL HANDHOLE ELECTRICAL MANHOLE ELECTRICAL METER ELECTRICAL VAULT/TRANSFORMER FOUND SURVEY MONUMENT (AS NOTED) FIRE HYDRANT FIRE DEPT. CONNECTION (FDC) FIBER OPTICS FIBER OPTIC MANHOLE FINISH FLOOR ELEVATION GRADE BREAK GAS MAIN GAS METER GAS VALVE GAS VAULT GUY ANCHOR HANDRAIL GUY POLE STRAIN POLE IRRIGATION CONTROL BOX IRRIGATION VALVE IRON FENCE (WIF) INVERT ELEVATION LIGHT POLE (METAL) LIGHT POLE (WOOD) LIGHT POLE (FIBERGLASS/00NC) STRAIN POLE W/ LIGHT LIGHT POLE (DECORATIVE) LANDSCAPE/PLANTER MANHOLE MAILBOX (MB) MONITOR WELL OVERHEAD POWER/TELEPHONE OVERHEAD GUYWIRE/BUS (TROLLEY) PARKING SPACE(S) PILING PROPERTY LINE (PL) PAINTED UTILITY LOCATION PIPE FLOW DIRECTION POLYETHYLENE PARKING PAY STATION POST INDICATOR VALVE COMBINED/SANITARY SEWER STORM DRAIN PRIVATE CATCH BASIN PEDESTRIAN PUSH BUTTON (PPB) PEDESTRIAN SIGNAL/PEDESTAL RECORD DATA GRAVEL SURFACE ROCKERY ROOF ELEVATION SERVICE DRAIN (STORM) CLEANOUT STEAM LINE/VAULT SANITARY SIDE SEWER (RECORD) SIGN/STREET NAME SIGN TRAFFIC CONTROL/STREET LIGHT HANDHOLE TRAFFIC CONTROL CABINET (TRSCC) TRENCH DRAIN TEMPORARY BENCHMARK (TBM) TELEPHONE CONDUIT (BURIED) TELEPHONE DUCT TELEPHONE VAULT TELEPHONE MANHOLE TELEPHONE SENTRY TRAFFIC FLOW DIRECTION TRAFFIC SIGNAL CONDUIT (BURIED) TOE OF SLOPE TOP OF BANK UTILITY POLE (WOOD) WATER VAULT WATER MAIN WATER METER WATER VALVE WATER GATE VALVE/CHAMBER VACATION/CONDEMNATION ORDINANCE WOOD FENCE (WF) WETLAND FLAG YARD LIGHT SITE NOTES SITE ADDRESS: VICINITY OF MARTIN LUTHER KING JR WAY & S. RYAN WAY TUKWILA, WA TAX ACCOUNT NO.: 334840-1800-07 334840-1810-05 334840-1820-03 334840-1860-04 687420-0530-05 ZONING: LDR - LOW DENSITY RESIDENTIAL ZONING AGENCY: CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 SOUTH CENTER BOULEVARD TUKWILA, WA 98188 (206) 431-3670 FAX: (206) 431-3665 SETBACKS: CURRENT SETBACK REQUIREMENTS SUBJECT TO SITE PLAN REVIEW. CURRENT SETBACKS MAY DIFFER FROM THOSE IN EFFECT DURING DESIGN/CONSTRUCTION OF EXISTING IMPROVEMENTS. THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY BY THE GOVERNING JURISDICTION INDICATES THAT STRUCTURES ON THIS PROPERTY COMPLIED WITH MINIMUM SETBACK AND HEIGHT REQUIREMENTS FOLLOWING CONSTRUCTION. FLOOD ZONE: THIS SITE APPEARS ONE' NATIONAL FLOOD INSURANCE RATE MAP, DATED MAY 16, 1995, COMMUNITY PANEL NO.; 53033C0645F, AND IS SITUATED IN ZONE "X", AREA DETERMINED TO BE OUTSIDE THE 500-YEAR FLOODPLAIN. HORIZONTAL DATUM: NAD 83/91 VERTICAL DATUM: NAV 88 AREA: SITE AS SHOWN CONTAINS 461,153 SQUARE FEET OR 10.5866 ACRES, MORE OR LESS. PARKING SPACE COUNT: PARKING SPACES TOTAL 0 INCLUDING 0 DISABLED PARKING SPACES. SUBSTRUCTURES: BURIED UTILITIES ARE SHOWN AS INDICATED ON RECORDS MAPS FURNISHED BY OTHERS AND VERIFIED WHERE POSSIBLE BY FEATURES LOCATED IN THE FIELD. WE ASSUME NO LIABILITY FOR THE ACCURACY OF THOSE RECORDS. FOR THE FINAL LOCATION OF EXISTING UTILITIES IN AREAS CRITICAL TO DESIGN CONTACT THE UTILITY OWNER/AGENCY. TELECOMMUNICATIONS/FIBER OPTIC DISCLAIMER: RECORDS OF UNDERGROUND TELECOMMUNICATIONS AND/OR FIBER OPTIC LINES ARE NOT ALWAYS AVAILABLE TO THE PUBLIC. BRH HAS NOT CONTACTED EACH OF THE MANY COMPANIES, IN THE COURSE OF THIS SURVEY, WHICH COULD HAVE UNDERGROUND LINES WITHIN ADJACENT RIGHTS -OF -WAY. THEREFORE, BRH DOES NOT ACCEPT RESPONSIBILITY FOR THE EXISTENCE OF UNDERGROUND TELECOMMUNICATIONS/FIBER OPTIC LINES WHICH ARE NOT MADE PUBLIC RECORD WITH THE LOCAL JURISDICTION. AS ALWAYS, CALL 1-800-424-5555 BEFORE CONSTRUCTION. UTILITY PROVIDERS: SANITARY, STORM SEWERS & WATER: CITY OF TUKWILA PUBLIC WORKS DEPARTMENT 6300 SOUTH CENTER BOULEVARD TUKWLA, WA 98188 (206) 433-0179 GAS AND POWER: PUGET SOUND ENERGY 355 110TH AVENUE NE BELLEVUE, WA 98004 (206) 425-2000 (888) 225-5773 TELEPHONE: CENTURY LINK 1600 7TH AVENUE SEATTLE, WA 98191 (800) 244-1111 LEGAL DESCRIPTION: PARCEL A: LOT 165, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT PORTIONS CONDEMNED BY THE CITY OF SEATTLE FOR TRANSMISSION LINE PURPOSES IN SUPERIOR COURT CAUSE NO. 469557 AS CONTEMPLATED BY ORDINANCE NO. 82986; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1, BY DEED RECORDED MARCH 07, 1963 UNDER RECORDING NO. 5552941, RECORDS OF KING COUNTY; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5695665; AND EXCEPT THAT PORTION THEREOF IF ANY LYING WITHIN STREET. TAX ACCOUNT NO.: 334840-1800-07 PARCEL B: LOT 166, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF CONVEYED TO STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5552940. TAX ACCOUNT NO.: 334840-1810-05 PARCEL C: LOTS 167 TO 170, INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 597316. TAX ACCOUNT NO.: 334840-1820-03 PARCEL D: LOTS 171 TO 173, INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 601962. TAX ACCOUNT NO.: 334840-1860-04 PARCEL E: LOTS 17 AND 18, BLOCK 5, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 5 OF PLATS, PAGE 86, IN KING COUNTY, WASHINGTON. , TAX ACCOUNT NO.: 687420-0530-05 TITLE REPORT REFERENCE: THIS SURVEY WAS CONDUCTED ACCORDING TO THE DESCRIPTION SHOWN, FURNISHED BY FIRST AMERICAN TITLE INSURANCE COMPANY, 2ND AMENDED COMMITMENT NO. NCS-791926-PHX1, DATED APRIL 28, 2016. THE EASEMENTS SHOWN OR NOTED HEREON RELATE TO THIS COMMITMENT. NOTE: EASEMENTS CREATED OR RESCINDED AFTER THIS DATE ARE NOT SHOWN OR NOTED HEREON. TITLE REPORT SCHEDULE B EXCEPTIONS: ITEMS CIRCLED ARE SHOWN ON MAP. 6. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "SENSITIVE AREA COVENANT AND HOLD HARMLESS AGREEMENT" RECORDED JUNE 12, 2013 AS RECORDING NO. 20130612001461 OF OFFICIAL RECORDS. 14. RIGHT TO ENTER SAID PREMISES TO MAKE REPAIRS AND TO CUT BRUSH AND TREES WHICH CONSTITUTE A MENACE OR DANGER TO THE .ELECTRIC TRANSMISSION LINE LOCATED IN THE STREET OR ROAD ADJOINING SAID PREMISES, AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 469557. 15. RELINQUISHMENT OF ALL EXISTING AND FUTURE RIGHTS TO LIGHT, VIEW AND AIR, TOGETHER WITH THE RIGHTS OF ACCESS TO AND FROM THE STATE HIGHWAY CONSTRUCTED ON LANDS CONVEYED BY DOCUMENT IN FAVOR OF THE STATE OF WASHINGTON: RECORDED: MARCH 07, 1963 RECORDING NO.: 5552941 z 0 CC U i— v To6 rr 06 V, O WW 0> CC a CD Cm CO "Cr CO LO T LC) CY) LO CO CO O) CO • O to- O ono cn c Q Q • c7 Z LL J i OWCOO N(!)O) TOPOGRAPHIC SURVEY VINTAGE HOUSING } CC Z I 0 CC C� Z W 2 H J CC 0 z U WASHINGTON KING COUNTY drawn by HAK checked by TEC scale 1"=20' date 12/30/16 job no. 2016219.00 sheet 2 of . 4 SE 1/4 SECTION 03, TWP. 23 N., RGE. 4 E., W.M. CV w 1- 0 (f) AA-24 x 14 o DEC A-1 14''Dt AA-22 AA-21 x56g3 x5991 AA-19 x 59•g4 AA-18 20" DEC x --•."''--D�B-E--_-C�,-,'�` --- -- 45�-,,,,..` . ---- � .,, x'� • (04)'-- (�-J'.�•?.,�1��''___`---.,,_x 95.E 1ti't-.,LiE�-;?~ i x 115 6yi'- I iIIx „ I I I I i1il - 467) - A-15 - A-14 F-A.61-sap--\ AA-17 TOp 58.68 20.5 DEC w 4"c0EC) 71.83 67.49 i< A12' 4'!) DEQ WMA-10 DUPLICA FLAG?) x59p6 AA-15 AA-14 ^� �x10�13 150.67 x AA-12 AA-11 I4", ,36" D x 15561 S 1- S_ x41162 S S 64.41 5 \I: f. r%I 1.3' CLF ON R CRW ON F. 89.68 90.26 001 m D m 03 RiM=95.55 IE=93.35 12"ADS(.) IE=93.25 4"PVC(W) IE=93.25 12'ADS(S) 8 TM= 92, 05 OWNER: 11OANG KHA+CHRISTY TRAN ET A ADDRESS: 10729 47TN AVE 5 PARCEL NO: 5476800070 OWNER: 055E5 ROMILIO W ADDRESS:•••10739.47TI.. AV€••S PARCEL NO: 6874200525 t CRW �66e 4 149.16' S8727'50"E LOT 17 "NO TRESPASSING" o cy x8p33 xg30� x 80 52 80• 88 x OWNER: 055E5 ROMILIO W PARCEL NO: 6874200550 OWNER: 055E5 ROMILIO W PARCEL NO: 6874200550 OWNER: GARCIA CELESTINO ADDRESS: 6874200570 Llski WOOD POST Q OF FLOWING CHANNEL TBM "C" CENTER BOLT OF FIRE HYDRANT #356, AT NORTHWEST CORNER OF 47TH AVE SOUTH AND SOUTH 109TH STREET EL=85.23 NO: 6t1- co G(R_ `'"PS) .� ccb, cfl 6 co co 9. rri 80.39 \ 1J4151 WI 1121 1 II ir 96.165 o 6 85.82 84.10 x 78.46 0 Co x 80.46 CO x81.19 1.59 x 78.82 0 WM 79.15 CLF GATE 111 tt lir 78.57771 \71.22 ASPH .60 OF FLOWING CHANNEL Q. OF FLOWING CHANNEL OF FLOWING CHANNEL Sal DEC EC 76.36 ZiD co 81.60 (PUBLIC RIGHT-OF-WAY) 20 10 20 ( IN FEET ) 1 inch = 20 ft. 0 Ce 0 Fic, z w 0 0 z z w CO fr CC Cr 'Kr CO LO 0 CO LO I i LO CO LL co 0<,7 0w 00 TOPOGRAPHIC SURVEY 0 LLI CC cc CC WASHINGTON KING COUNTY drawn by HAK checked by TEC scale 1"=20' date 12/30/16 job no. 2016219.00 sheet SE 1/4 SECTION 03, TWP. 23 N., RGE. 4 E., W.M. x BARBED Wtk,E FENICt tl' 4-1 BARBED R `x Ilq II I , I� I In 1.4 1 x M • BARBED WIRE FENCE 118.29 115.30 26'-DEC �� �i' •,DECK �, ��� �.I \ \ I/ 2, 4)y/4" DEC t--I t x :ill I l j11 ' 1' I 1 I°;1 : 14";%1D C1 I yirt II, x'051 I I'•�� 1 1 1114 ")qE,, I r + ,, I 1 . 1 1 11 ,f ......I ,-1 1 r1,1 ,11 111 1111� 1ff! / '5/gEl 81 � I 1 , �1 111i1 I 1, /� r /i< I ii 512:11 / ` r ' f - 1 •� 1*)'12 2 76" 1'8" i TOE \/ \ x35�4 ; no V 0 \ \ \ \ \ \ \ \ \ r // r 42r "ODE aDE, Ary \ \ \ \ L14' c D DEC `DEC x3634 \ \ S S 8,\D _ 1\ _39 g5 0 a x 4,'1\26 C-8 \ ' \ 1 \tfi\ l i \ 1 11,t tl \\\\ \\cpt 1\�\� \ \\ \\ \,i,‘\\\\ \\ LvA:\ \ \ \:\ \:\. _\l1 t‘\ls\..41;\ \\11`i [t\\t \)';,;ytt \\\\\\ \\\t 1 \\t\ \\\\ \\\V.\ \ \; \ \\\\A\ x\„1?-2 t i� \\\. i t c\ _ 1 \ 4-il lq�i N 54.00 x` 0 0 1O ' <3 Ili/I',`....t 1il r, /I 11 1 try I f i ;• ' si9Y ; f I i' \' 1\\1 111 ` I, 11 in I I I 1 1 I I Ilil` . i4:11�p�;i u ! 1,11 I Y; t \, i P't.I.1...1'1 i 11y1g '\44, 1 i 111 i i Ir \ \ZO'1DE I 1 i 11 1'\ t\'� \'�\\ 1,-.,‘,...v...•._..•1 t y 1 1\1 l\ t \\t\ '\ \ \ il \ \ \ \\}1. b\ 1.l' P1 \, 10", 2 DEC G VEL 0 0 1,2" - ( )12", 8" D, hCO 0). DEG' ..t 18:" DEC' N80°p0 2� 1 ,1 #83.71 1_. / Th 1 81/DE'C.,• /-/ 83 1.5 -.' $�.78 114",1DECi _r 6,'/.)DES V iI \ 82.43 //83.41 xg391 / 82.30 11 1i' $1.76 x 81.81 — H OWNER: LOPEZ JERRY PARCEL NO: 6874200625 OWNER: HOANG HELEN HUE PARCEL NO: 6874200650 Oa '9 • 87.66 :.::x 88.13 N87°45'29"W 149.23' FOUND 5/8"BRASS W/ PUNCH IN CONC PYRAMID DOWN 1.5' IN CASE N:187118.33 E:1284155.43 1 1� f f f , x 80.66 x79. 81.76 .:• 81.8• 81.69'. •F� 1 81.80,•. GRAVELI :4-1171 8;IB4 82: js 08 _ / I. S 1 x '99 v ,e�i0 ZO x (, ao 22" DE 81.84 x8116 / x 80 83 30' / / RECEIVED room N . ) C E Q E o> Q 0 w 1- 0 z 0 En- K 0 z • PR• . 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Ali 111111101111011111111 1111111111111111111111111 = _ 11111111111111111111 IIIII 1111:'11'I ■�■ ci 111111111111111111111111111 F C AVERAGE HEIGHT 4TH FLR 3RD FLR 2ND FLR 1ST FLR REVISIONS DESCRIPTION w DATE PROJ. # DRAWN: CHECKED: DATE: A3.1 SAMPLE ELEVATIONS VINTAGE HOUSING SITE APN: 3348401820 CHECKLIST PARENT PROJECT NO: PL16-0062 PROJECT NO: E17-0002 I_ City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director DETERMINATION OF NON -SIGNIFICANCE (DNS) File Numbers: E17-0002 Applied: April 3, 2017 Issue Date: May 22, 2018 Applicant: Mujib Kamawal, Bush, Roed & Hitchings Lead Agency: City of Tukwila Description of Proposal: Comprehensive Plan Land Use and Zoning Map change from LDR to High Density Residential. Address: Parcel Number: Behind 10739 — 10831 47t Avenue S. 334840-1800; 334840-1810; 334840-1820; 334840-1860 This notice is to confirm the decision reached by Tukwila's SEPA Official to issue a Determination of Non - significance (DNS) for the above project based on the environmental checklist and the underlying permit application. The City has determined that the proposal does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21c.030(2) (c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. Project materials including the application, any staff reports, and other studies related to the permits are available Monday through Friday 8:30 a.m. - 5:00 p.m. for inspection at Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100, Tukwila, WA 98188. The project planner is Moira Bradshaw, who may be contacted at (206) 431-3670 for further information. This DNS is issued under WAC 197-11-340(2). Comments must be submitted by June 7, 2018. The lead agency will not act on this proposal for 14 days from the date below. Jack P, Responsi le Official City ofpfukwila 6300 Southcenter Blvd. Tukwila, WA 98188 (206) 431-3670 Af ot)-1 2)/ZS Date The decision is appealable to the Superior Court pursuant to the Judicial Review of Land Use Decisions, Revised Code of Washington (RCW 36.70C). Any appeal shall be linked to a specific governmental action. The State Environmental Policy Act is not intended to create a cause of action unrelated to a specific governmental action. Appeals of environmental determinations shall be commenced within the time period to appeal the governmental action that is subject to environmental review. (RCW 43.21C.075) Copy: James and Sherry Raisbeck Mujib Kamawal, Bush Roed & Hitchings Ryan Patterson, State Department of Ecology, SEPA Division King County Assessor Jesse Braswell - jessb@jessb.com 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206-431-3670 • Fax 206-431-3665 / 1 / City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Final Staff Evaluation Environmental Checklist Vintage @Tukwila File No: E17-0002 I. Summary of Proposed Action The proposal is a change to the Comprehensive Plan's Land Use Map and the Zoning Map from Low Density Residential to High Density Residential. II. General Information Project Name: Vintage@Tukwila Applicant: Mujib Kamawal, Bush, Roed & Hitchings (revision) Chris Olson, nystrom+olson architects (initial) Location: Four undeveloped tax parcels - 3348401800; 3348401810; 3348401820; 3348401860 Generally located to the west and behind 10739 and 10831 47th Avenue S. in the Ryan Hill neighborhood (6874200530 was part of the original application and was withdrawn) in the block bounded by S. Ryan Way, Martin Luther King Jr. Way S., the Seattle City Light right of way, and 47 Avenue S. Comprehensive Plan Designation: Low Density Residential Zoning: Low Density Residential The following information was considered as part of review of this application. 1. ESA Screening Checklist and SEPA Checklist dated May 9, 2016 2. Preliminary Geotechnical Engineering Study (Earth Solutions NW LLC, December 30, 2016) 3. Stream and Wetland Delineation Report (The Watershed Company, November 23, 2016) 4. Preliminary Site Plan Study, Nystrom+olson architecture (received by the City on April 6, 2017.) 5. Topographic Survey (Bush Roedl & Hitchings, Inc.; December 30, 2016) \ 6. Traffic Study (Transpo, April 16, 2018) NOTE: Technical reports and attachments referenced above may not be attached to all copies of this decision. Copies of reports or other documents may be reviewed and/or obtained by Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov Vintage@Tukwila — E17-00u2 May 21, 2018 Page 2 contacting Moira Bradshaw, Senior Planner, 6300 Southcenter Boulevard, Tukwila, Washington, 98188, by phone at 206-433-3670. III. Background/Proposal This application was originally part of the 2016-2017 annual docket for amendment of the Comprehensive Plan, review was suspended pending an area -wide study of the neighborhood. The Ryan Hill Neighborhood Study was begun in October 2017 and completed in April 2018. There were a number of conclusions from the study. Here are the relevant findings relative to this application. The property owners north of the Seattle City light right of way are more open to possible changes in the land use map. They would like to see transportation and sewer improvements but need more information on costs. The Vintage@Tukwila site is a pivotal property for extending sewer to the neighborhood between S Ryan Way/S. 107th Street and the Seattle City Light Transmission line. The only way to serve this area is by connecting the sewer line in Martin Luther King Jr. Way S. up into 47 Avenue S. The environmentally sensitive areas will make development of both public and private developments expensive because of the topography and mitigation that will be necessary upon impacts to wetlands or watercourses. Attachment A shows the initial and final boundaries for the requested redesignation/rezone. The non -project proposal is a quasi-judicial change to the land use designation on the Tukwila Comprehensive Plan and Zoning Code maps for 10.5 acres from Low Density Residential to High Density Residential. The site contains several categories of environmentally sensitive areas. Landslide Class 2 — Moderate and Class 3 - High landslide areas with topographic slopes that range from 15 — 40%. Watercourse Type 3 watercourse — Ryan Hill Stream. Wetlands A Category IV wetland located in the center of the project site. From the Tukwila municipal Code: "Category IV wetlands have the lowest levels of functions (scores less than 30 points) and are often heavily disturbed. While these are wetlands that should be able to be replaced or improved, they still need protection because they may provide some important functions. Any disturbance of these wetlands will be considered on a case by case basis." Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Vintage@Tukwila — E17-00t_ May 21, 2018 Page 3 Two Category III wetlands are located on the site. One is located north and close to S. Ryan Way the other is south and extends southward onto the Seattle City Light property. The project site provides the 80 regulatory buffer along the north edge of this southern wetland. There are two Category II wetlands, which are associated with Ryan Hill Creek, that have a required regulatory buffer of 100 feet. There are two other Category III wetlands on the parcel and unimproved right of way that borders the subject site on the north. The 80-foot buffer for one extends onto the subject site. Transportation system The site would be accessed via S. 109th Street and 47th Avenue S. The S. 109th street right of way is unimproved. 47th Avenue S. is approximately 20 feet wide pavement with steep slopes on the east side and rain water channels intermittently along the edges of the paved roadway. On -street parking is occurring along the west edge of the 47th Avenue S. roadway near the north end of the corridor. The right of way width varies from 40-60 feet. S. Ryan Way is improved with curb, gutter and sidewalks and four vehicular lanes — two westbound and two eastbound. IV. Review of the Environmental Checklist The following is a summary of the elements contained within the Environmental Checklist submitted for the proposed project. The numbers in the staff evaluation correspond to the numbers in the Environmental Checklist. If staff concurs with the applicant's response, this is so stated. If the response to an item in the checklist is found to be inadequate or clarification is needed, there is additional staff comment and evaluation. A. Background: 1. Concur with checklist 2. The name of the applicant for the project is blank. The initial applicant was Chris Olson of nystrom+oson architecture and that changed on July 18, 2017 to Mujib Kamawal of Bush, Roed & Hitchings. 3.-5. Concur with checklist 7. The applicant has submitted representational plans that show development of a portion of the site with a 247 attached housing for seniors. 8. The application states that an arborist report has been prepared; however, no such report was submitted. The land survey submitted has a tree survey. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Vintage@Tukwila — E17-00u2 May 21, 2018 Page 4 6.-9. Concur with checklist 10. Applicant describes a future project for a 4 story senior housing development of 247 units with associated amenities and surface parking. This checklist however is a review of the environmental impacts associated with a redesignation and rezone from Low Density Residential to High Density Residential. If the request for a rezone is approved, additional environmental review of any development project would be required. 11.-12. Concur with checklist B. Environmental Elements: 1. Earth: a—f Concur with checklist g The applicant states that a future project would have an impervious surface coverage of 29%; however, the standard for the Zone allows up to 50% for multi -family and 75% for senior housing. h. Concur with checklist 2. Air: a Applicant did not respond to "after" impacts. Emissions from project would increase due to increased householld density from LDR to HDR. Applicant's desire to develop a senior housing project may reduce the amount of project emissions. Staff estimates that the LDR zoning could support up to 74 dwelling units assuming 25% of the site is used for infrastructure. That density is likely to be less given the amount of sensitive areas on the site. Staff is not able to assume how much the environmental regulations wound affect the actual density of the LDR site. b The site is adjacent to Interstate 5 and an interchange as well as under the flight path for the small runway and pattern at Boeing Field. c Concur with checklist 3. Water: a (1) Ryan Hill Creek is on site and flows into the Duwamish River. The watercourse is piped after it leaves the site and flows westward. It formerly flowed across Tax parcel 6874200530, which fronts on 47 Avenue S., but was piped from west to east. According to the Surface Water Manager, that pipe is now failing. a (2) Concur with checklist a (3) There is a Category IV wetland in the middle of the site that would require an administrative review and decision before it may be impacted. The representational plans show impacting this wetland for the potential future project. a (4)-(6) Concur with checklist b (1)-(2) Concur with checklist c (1)-(3) Concur with checklist d Surface water design and construction of any future projects shall be per the King County Surface Water Design Manual as adopted by the City of Tukwila. All impacts associated with Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Vintage@Tukwila — El 7-0d2 May 21, 2018 Page 5 drainage will be mitigated as part of the construction permit. Low Impact Development standards have been adopted by the City of Tukwila and include such facilities as rain gardens, bio-retention, pervious pavement, etc. Best Management Practices must be followed to ensure that no construction debris enters the river from upstream tributaries. All impacts related to construction debris will be mitigated as part of the construction permit. 4. Plants: a—b Concur with checklist c A vegetation survey has not been completed except as relates to the wetlands and watercourse so the applicant cannot answer this question. There is an extensive list of threatened and endangered plant species in WA state http://file.dnr.wa.gov/publications/amp nh vascular ets.pdf d-e Concur with checklist 5. Animals: a-d Concur with checklist 6. Energy and Natural Resources: a-c Concur with checklist 7. Environmental Health: a (1) -(5) Concur with checklist b (1) The site is adjacent to Interstate 5 and an interchange as well as adjacent to Boeing Field. b (2)-(3) Any future construction project shall be subject to the City's noise ordinance and any construction related noise shall be subject those regulations. Compliance with applicable local, state and federal noise regulations will mitigate any potential adverse noise impacts, associated with the project. For the most part, noise impacts (TMC 8.22) will not change with this proposed rezone. 8. Land and Shoreline Use: a The project site is currently undeveloped. b-g Concur with checklist h Concur with checklist. The project site contains a Type 3 watercourse i-m Concur with checklist 9. Housing: a Applicant did not indicate if a future project would be high, middle, or low income. Vintage Housing corporation has a contract to purchase the part of the site south of unimproved S. 108 Street if the rezone is approved. Their web site advertises the following: Vintage Housing specializes in the development and operation of affordable housing. We currently have communities available in California, Washington, Nevada, Oregon, Missouri, and Idaho. With the use of the affordable housing tax credit and other state and federal financing resources, we are able to offer attractive apartment homes to income Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Vintage@Tukwila — El 7-00u2 May 21, 2018 Page 6 qualified families and active seniors. We at Vintage Housing are committed to the construction of quality affordable homes that provide opportunity for an enhanced life for families and retirement living for seniors. Vintage Housing strives to: Offer a pleasing lifestyle to its residents. Ensure that each apartment community provides a clean, sound place to live. Earn the respect of its residents and their families. Offer a wide variety of amenities. Respect each resident's right to independence and self-respect. Provide knowledgeable, caring on -site resident staff. b-c Concur with checklist 10. Aesthetics: a-b This is a non -project proposal and aesthetics are not relevant. c The City of Tukwila codes would be used and not the City of Seattle codes. 11. Light and Glare: a — d This is a non -project proposal and light and glare impacts are not known 12. Recreation: a—b Concur with checklist c Multi -family developments are required to provide on -site recreation per the Tukwila Municipal Code. 13. Historic and Cultural Preservation: a-b Concur with checklist c-d The applicant for future development will be required to comply with all local, state, and federal laws in the case that archaeological or paleontological artifacts are encountered. 14. Transportation: a The site does not front on 47 Avenue S. but can access 47 Avenue S. via S. 109 Street. b Concur with checklist. c This is a non -project proposal. Any future project would meet City of Tukwila parking standards. d Applicant's response to improvements to existing streets is vague — "There will be improvements along 47 Avenue S. to provide an entry to the site." The site (made up of four parcels) has limited frontage. The parcels abut Martin Luther King Jr. Way S where WSDOT allows limited access„ There is also steep topography that would limit access and therefore no frontage improvements would likely be required. The applicant provided a Traffic Impact Analysis Report prepared by a licensed professional engineer. The scope of the report was to evaluate the difference between infrastructure Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov fl Vintage@Tukwila — El7-00a2 May 21, 2018 Page 7 needs for 14.7 acres of LDR versus HDR. The Traffic Study states that 47 Avenue S, which will serve the majority of the site, is not adequate to serve the higher density of HDR. The daily total of trips under LDR is 906 versus the potential for 1,800. The Traffic Report states that the pavement is 26 feet wide allowing for two-way travel and on -street parking. The pavement however narrows to 20 feet in some locations and there are roadside rain water ditches. There are no sidewalks. The report evaluated sight distances at the intersection of S. Ryan Way and 47 Avenue S. and found that they met the standard. Full buildout of a new HDR district instead of the current LDR district could result in the intersection degrading to an "F" level of service. Because of the increase in volumes that would be allowed with the map change, the Transportation Engineer believes that at a minimum a left turn lane on S. Ryan Way and 47 Avenue S. be a condition of the request, to which the applicant agrees. e Concur with checklist f See comment above for 14 c. g Concur with checklist h Applicant responds that more parking will be provided than required in order to reduce transportation impacts. Staff does not think that more parking will reduce or control transportation impacts per applicant's response. Examples of transportation mitigation would be sidewalks that enable walking to 51 Ave S. to utilize transit; or a shuttle to Link station at Rainier Beach Station, or a traffic signal at S. Ryan Way and 47 Avenue S. 15. Public Services: a-b The requested density increase would increase the need for public services such as emergency aid services and public transit. 16. Utilities: a-b Concur with checklist C. Supplemental for NonProject Proposals 1. The increase in household density would be from 6 units per acre to 21 — 60 units per acre for this approximate 14.78-acre site. There are potential increases of discharges to water; emissions to air, and the production of noise due to the development of more housing units than is currently allowed under LDR zoning. Measures that could reduce potential future impacts could include: • Proper management of future project and the people who live there; • Adequate signage regarding protection of on -site and adjacent wetlands and watercourse • Providing sidewalks and bike facilities to facilitate walking to transit and off -site recreation facilities; • Providing a transportation shuttle for seniors (if this is developed for senior housing) Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Vintage@Tukwila — E1 7-0002 May 21, 2018 Page 8 2. Concur with checklist. Future development projects could include site designs that strive to preserve significant vegetation and incorporate mature plants into the site's landscape plan. 3. Concur with checklist 4. The location of the wetlands and the watercourse makes "no impact" impossible. Access to the site will require disturbance of wetland buffers at a minimum. Enhancement of the area's watercourse and wetlands and their buffers would be measures to reduce impacts. 5. The proposal is likely to affect land use. The redesignation/rezone of the site has the potential to justify the iredesignation/rezone of other parcels in the vicinity. 6. The applicant responds that the proposed future project would be an active senior living facility that would increase demands on transportation, public services, and utilities. Their proposed measures to reduce demand include tenant lessons on how to use public transportation, Lyft, and Uber and to ensure that utilities are sized adequately. City transportation infrastructure in vicinity is not adequate to support pedestrians or bicycling; nor do City laws require system improvements to pedestrian and bicycle facilities by the developer because of the lack of frontage on affected right of way. The northernmost parcel fronts on S. Ryan Way, which is improved with a curb cut, and four vehicular lanes but no bicycle lane. City regulations would not trigger improvements to the street used by the new residents generated by the rezone. However, the applicant has agreed that at the time of development they would be responsible for improving 47th Avenue S. with curb, gutters and sidewalks and will make left turn lane improvements. 7. Staff does not think that the proposed redesignation/rezone conflicts with local, state or federal laws for the protection of the environment. V. Review of Endangered Species Act Screening Checklist Questions 1-4. Agree Question 5. Yes, the project is above a man-made barrier. There is a culvert located between the subject parcel and the Duwamish River. Question 6. is unanswered. Staff does not know if there are any resident salmonid populations above the blockage. Part B — Project Specifics Part C — Project Specifics Water Quality Part D — Project Specifics: Flow Alteration and Fish Migration Part E — Project Specifies: Vegetation The above questions are not applicable. This request is a non -project action that does not involve construction. The request is for a change in the land use designation and zoning for the site. VI. Public Comments Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov -� Vintage@Tukwila — El7-0002 May 21, 2018 Page 9 / \ Notice was sent to property owners and tenants within 500' of the site and agencies with jurisdiction on April 19, 2017. A Type 5 public meeting was held and two households attended but gave no comment. An email comment came from an adjacent property owner expressed concern about the increase in vehicular traffic on 47 Avenue S. and who asked if access to any future development could come from Martin Luther King Jr. Way S. The City Engineer stated the Washington Department of Transportation designates MLK Jr. Way S. as "limited access" that prevents access from occurring. No comments were received from the other agencies regarding the non -project proposal. Because the application was suspended for a year pending the neighborhood wide study, a second notice of public meeting and hearing was sent on April 28, 2018. The mailing went to all property owners and residents in the neighborhood. The second 21 day comment period is open until May 18, 2018 and a public meeting was held on May 9. No members of the public attended. VII. Conclusion The proposal can be found to not have a probable significant adverse impact on the environment and pursuant to WAC 197-11-340, a Determination of Nonsignificance (DNS) is issued for this project. The applicant has modified their proposal to mitigate the transportation impacts associated with the rezone proposal. The likelihood of threatened endangered species of plants or animals is remote but possible given the undisturbed character and size of this project area. The City's environmentally sensitive areas regulations are in accordance and current with the best available science. Any development of the site will require additional analysis. This DNS is based on impacts identified within the environmental checklist, studies, and the above "Final Staff Evaluation for Application No. E17-0002", and is supported by plans, policies, and regulations formally adopted by city of Tukwila for the exercise of substantive authority under SEPA to approve, condition, or deny proposed actions. Prepared by: Moira Bradshaw, Senior Planner Date: May 24, 2018 W:\@SHAREPOINT FOLDER RESTRUCTURE\Long Range Planning\Comprehensive Plan (Nora (to subassign to others))\Annual Comp Plan Amendments\2016 -2017\Vintage Tukwila\SEPA staff report.docx Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Moira Bradshaw From: Moira Bradshaw Sent: Thursday, May 24, 2018 12:52 PM To: 'Mujib Kamawal'; Ryan Patterson; 'James Raisbeck'; 'Jesse Braswell' Subject: SEPA Determination Vintage@Tukwila Comp Plan and Zoning map change Attachments: SEPA staff report.docx.pdf; DNS Signed.pdf Dear all — I'm including a copy of the SEPA staff report along with the DNS. Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director Affidavit of Distribution Project Name: Vintage@Tukwila Project Number: PL16-0062 Associated File Number(s): E17--0002 Date Mailed: 5/24/18 Mailing requested by: Moira Bradshaw Mailer's signature: ❑ Board of Adjustment Agenda Packet n Notice of Application for ❑ Board of Appeals Agenda Packet Shoreline Mgmt Permit © Determination of Non -Significance ❑ Notice of Decision ❑ Determination of Significance & Scoping Notice O Mitigated Determination of Non - Significance O Notice of Action ❑ Notice of Application Parties of Record: James and Sherry Raisbeck Mujib Kamawal Ryan Patterson Jesse Braswell State Department of Ecology, SEPA division King County Assessor State Department of Commerce ❑ Notice of Public Hearing El Notice of Public Meeting O Official Notice ❑ Other: ❑ Shoreline Mgmt Permit ❑ Short Subdivision Agenda Emailed copy of notice to four parties on 5/14/26 Moira Bradshaw /"\_ • ❑ Clerk Office — Ana Le PUBLIC HEARINGS/MEETINGS need to go to Ana to include in Digital Records Center AGENCY LABELS ❑ US Corps of Engineers ❑ Federal HWY Admin ❑ Federal Transit Admin, Region 10 ❑ Dept of Fish & Wildlife Section iL FEDERAL AGENCIES ❑ US Environmental Protection Agency (E.P.A.) ❑ US Dept of HUD ❑ National Marine Fisheries Service Section 2 WASHINGTON ❑ Office of Archaeology ❑ ❑ Transportation Department (WSDOT NW) ❑ ❑ Dept of Natural Resources �, r f/J ❑ Office of the Governor 2 �SPS Mpic' El E WA State Department of Commerce (fornferly Community Dev) T ❑ ❑ WA Fisheries & Wildlife, MillCreek Office ❑ ❑ WA Fisheries & Wildlife, Larry Fisher, 1775 12th Ave NW Ste 201, Issaquah WA 98027 STATE AGENCIES Dept of Social & Health Services Dept of Ecology NW Regional Office, Shoreland Div. SHORELINE NOD REQUIRES RETURN RECEIPT Dept of Ecology, SEPA **Send Electronically tV Office of Attorney General Office of Hearing Examiner ❑ KC Boundary Review Board ❑ Fire District # 11 ❑ Fire District # 2 ❑ KC Wastewater Treatment Div ❑ KC Dept of Parks & Recreation ❑ KC Assessor's Office 1-2? $ Lt ❑ KC Watershed Coordination WRIA 9 E mtire- Section 3 KING COUNTY AGENCIES ® Health Department ❑ Port of Seattle ® KC Dev & Environmental Services-SEPA Info Center ❑ KC Metro Transit Div-SEPA Official, Environmental Planning ❑ KC Dept of Natural Resources ❑ KC Dept of Natural Resources, Andy Levesque Section 4 SCHOOLS/LIBRARIES ❑ ❑ ❑ ❑ ►/ KC Public Library System Foster Library Renton Library Kent Library Seattle Library ❑ • ❑ ►1 ❑ Westfield Mall Library Tukwila School District Highline School District Seattle School District Renton School District Section 5 UTILITIES ►Z1 ►1 ❑ ►1 ►/ ►1 Century Link Seattle City Light Puget Sound Energy Highline Water District Seattle Planning &Dev/Water Dept Comcast ❑ ►1 ►1 I1 ❑ ❑ BP Olympic Pipeline ❑ Seattle Public Utilities Val-Vue Sewer District ❑ Waste Management Water District # 20 ❑ Cascade Water Alliance Water District # 125 City of Renton Public Works Bryn Mawr-Lakeridge Sewer/Water Dist Section 6 CITY AGENCIES ❑ Tukwila City Departments ❑ Kent Planning Dept ❑ Public Works ❑ Fire ❑Renton Planning Dept ❑ Police ❑ Finance ❑ City of SeaTac ❑ Planning ❑ Building ❑ City of Burien ❑ Parks & Rec ❑ Mayor ❑ City of Seattle ❑ City Clerk (PUBLIC HEARINGS/MEETINGS) ❑ Strategic Planning *Notice of all Seattle Related Projects Section 7 OTHER * send notice of all applications on Green/Duwamish River ❑ Duwamish River Clean Up Coalition * ❑ Muckleshoot Indian Tribe * ❑ Cultural Resources ❑ Fisheries Program ❑ Wildlife Program ❑ Duwamish Indian Tribe * ❑ People for Puget Sound * LOCAL AGENCIES ❑ Puget Sound Clean Air Agency ❑ Sound Transit/SEPA ❑ Puget Sound Regional Council ❑ Washington Environmental Council ❑ Futurewise ❑ Puget SoundKeeper ❑ SW KC Chamber of Commerce ❑ Tukwila Historical Society** ** send notices for all Tukwila projects which require public notice — via email to: tukwilahistsociety@tukwilahistorv.orq and rcwieser@comcast.net ❑ Seattle Times ❑ Highline Times Section 8 MEDIA ❑ South County Journal 0 City of Tukwila Website Parties of Record / Additional Conti 'ts • Write in here. / \ Public Notice Mailings For Permits SEPA MAILINGS (Comment period starts on date of mailing) Notice of Application mailed to: Department of Ecology (send checklist with Notice of Application), applicant, other agencies as necessary, property owners and tenants within 500 feet. It is also posted on site. KC Transit Division — SEPA Official would like to receive information about all projects that might affect transit demand. Tribes — For any application on the Green/Duwamish River, send the checklist and a full set of plans with the Notice of Application SEPA Determination mailed to Dept. of Ecology Environmental Review Section *Applicant *Other agencies as necessary (checked off on attached list) *Any parties of record * send only the staff report, site plan and the SEPA Determination Send These Documents to DOE at the time of SEPA determination: SEPA Determination Staff report SEPA Checklist (filled out by applicant) • Drawings/Plans of project (site plan, elevations, etc. from PMT's) Affidavit of Distribution (notice was mailed or sent to newspaper) SHORELINE MAILINGS: Notice of Application for a Substantial Development Permit must be mailed to applicant, property owners and residents within 500 feet of subject property, agencies with jurisdiction. Comments are due 30 days after the notice of application is mailed/posted. The Notice of Application for a Shoreline Substantial Development Permit must include a statement that any person desiring to submit written comments on the application or desiring to receive notification of the final decision on the application may do so within 30 days of the Notice of Application. If a hearing will be held on the application, the hearing notice must include the information that written comments may be submitted, or oral presentation made at the hearing. Notice is sent to Ecology's NW Regional Office Shorelands & Environmental Assistance Program. Shoreline Permit Notice of Decision: Mail to: (within 8 days of decision; 21-day appeal period begins date of filing with DOE) — Notice to DOE must be by return receipt requested mail (this requirement included in SSB 5192, effective 7-22-11). Department of Ecology Shorelands Section, NW Regional Office State Attorney General *Applicant *Indian Tribes *Other agencies as necessary (checked off on attached list). *Any parties of record * send only the notice of decision and staff report, site plan and the SEPA Determination Send These Documents to DOE and Attorney General: One complete packet should also be sent to Muckleshoot Indian Tribe if they commented on the project during comment period. Permit Data Sheet Shoreline Substantial Development Decision (Signed by Director) Findings (staff report or memo) Shoreline Permit Application Form (filled out by applicant) Drawings/Plans of project (site plan, elevations, etc. from PMT's) - Site plan, with mean high water mark & improvements — Cross -sections of site with structures & shoreline - Grading Plan — Vicinity map SEPA determination (Signed by Director) Findings (staff report or memo) SEPA Checklist (filled out by applicant) Any background studies related to impacts on shoreline Notice of Application Affidavit of Distribution (notice was mailed) HEARING DATE: NOTIFICATION: FILE NUMBERS: APPLICANT: REQUEST: LOCATION: City of Tukwila Allan Ekberg, Mayor Department of Community Development Jack Pace, Director Staff Report to the Tukwila City Council Mailed Notice to properties within 500' radius 4/19/17 Mailed Notice to all Ryan Hill Neighborhood properties 4/27/18 Posted Site Published Notice in the Seattle Times and City web page E17-0002 L16-0083 SEPA Comprehensive Plan Land Use and Zoning Map change Mujib Kamawal, Bush Roed & Hitchings Change Comprehensive Plan and zoning designation from Low Density Residential (LDR) and Commercial Light Industrial (C/LI) to High Density Residential (HDR) COMPREHENSIVE PLAN: ZONING: SEPA DETERMINATION: STAFF: ATTACHMENTS: Five undeveloped tax parcels: 6874200530; 3348401800;3348401810; 3348401820; 3348401860; that is, Lots 165,166,167, 171-173 of Block 18 of C.D. Hillman's Meadow Gardens Addition to the City of Seattle Division No. 2. And Lots 17 and 18 of Block 5 of Pottery Works addition to the City of Seattle. Located to the west and behind 10739 and 10831 47th Avenue S. in the Ryan Hill neighborhood Low Density (CLI) Low Density (CLI) Residential (LDR)/ Commercial Light Industrial Residential (LDR) & Commercial Light Industrial Determination of Non -Significance issued March 8, 2016 Moira I3radshaw, Senior Planner A. Applicant's Response to Decision Criteria B. Potential future development plan C. Comprehensive Plan Land Use and Zoning Map of Site D. Topographic Site Survey E. LDR versus High Density Residential Zoning Standards F. Staff Recommendation Findings Request The applicant requests an amendment to the Comprehensive Plan and Zoning maps to change a Low Density Residential (LDR) designation and Commercial/Light Industrial (CLI) to High Density Residential (HDR) on 5 adjacent undeveloped Tots totaling 14.78 acres. If the map changes are approved, the contract purchaser proposes to construct 247 Senior Housing units in a four-story structure on the four southerly parcels A - D. (Attachment B) Changing the Comprehensive Plan and Zoning maps are no guarantee that that project would be built but is provided as an example of a potential future development. The Comprehensive Plan and Zoning Designations and the subject site is outlined in green. Existing LDR zoning is yellow, High Density Residential located along 51 Avenue S. is brown, Commercial Light Industrial is purple and Office is blue. Page 2 of 13 05/21/2018 Parcel E Tax ID 032304- 9050; 188,179 sq.ft. Parcel D Tax ID 334840- 1860 186,001 sq.iba Parcel C Tax ID 334840- 1820 158,558 sq.ft. Figure I Comprehensive Plan and Zoning Maps 1'a ce a "ID 3348 18------------ 11 T— City Council Decision (TMC 18.84.030) The City Council has the authority to deny, approve, or approve with conditions and safeguards as it deems necessary to protect or enhance the health, safety, and welfare of the surrounding area, and to ensure that the rezone fully meets the findings set forth in the Decision Criteria (TMC 18.84.020,) which are outlined below. Background Annexation History The property became part of Tukwila in 1989 as part of the Fire District #1 annexation. At the time of annexation, the property was zoned to reflect the prior King County zoning. When the Page 3 of 13 05/21/2018 Comprehensive Plan and city-wide zoning were subsequently reviewed, no changes have been proposed to that designation. Public Comment On May 2, 2017, staff held the required public information meeting for residents and property owners within 500 feet of the site. Several property owners attended the meeting to ask questions. One written comment was received (Attachment D) that stated opposition to additional traffic on 47Avenue S. because of safety concerns for local children and provided the opinion that 47 Avenue S. is not capable of handling the additional traffic volume. They requested that access to the proposed multi -family development site be from Martin Luther King Junior Way South (MLKJWS.) The City Engineer's response is that MLKJWS is designated by Washington State Department of Transportation as limited access and therefore not available for ingress/egress. The City Engineer has requested that at the time of a multi- family development proposal that additional traffic analysis be provided. Because of the lapse in time and the initiation of neighborhood wide meeting in November of 2017, staff expanded the mailing for a second public meeting on May 9, 2018 and the scheduled public hearing on June 4. Ryan Hill Neighborhood Study The potential impact of the proposed request, staff conducted a neighborhood wide study of the neighborhood to access the development options, potential and interest. Vicinity/Site Information The subject site is in the Ryan Hill neighborhood and is primarily characterized by environmentally sensitive features located on or in its vicinity. The topographic survey provided by the applicant gives details on vegetation, watercourse and wetlands as well as topographic lines. Landslide Class 2 — Moderate and Class 3 - High landslide areas with topographic slopes that range from 15 — 40%. Page 4 of 13 05/21/2018 1 rl\ DP-10 t. ra O. 1 Irk , • • 4 DP-4 DP-3/••.., r.( 4 DP-11 DP 12 .' a1 */ D P -1 07 .15r- D P 7 i ..,.•` .,. DP .2 i ram_,_ ' � � � DP-R 0`7 ! 1' • !• - DP 5 t It f DP-6 �..'. ' •• ;'f 41r,'• • "4- s • 71 DP-14 P WETIA ec* \ 4- 4. • 444 13,611,480. 72712 6,024,658 This is not a survey. Features depicted are approximate only and may not be to scale_ Figure2 Wetlands and Watercourse Map The wetland and watercourse delineation report that was prepared for this application identified the following: Watercourse Type 3 watercourse — Ryan Hill Creek. (Stream A — Topographic Survey) Page 5 of 13 05/21/2018 Wetlands Wetlands A and AA are type II that are located along Ryan Hill Creek and are required to have 100 foot buffers. Wetland B is a type IV located in the center of the project site and requires 50 foot buffers. From the Tukwila Municipal Code: "Category IV wetlands have the lowest levels of functions (scores less than 30 points) and are often heavily disturbed. While these are wetlands that should be able to be replaced or improved, they still need protection because they may provide some important functions. Any disturbance of these wetlands will be considered on a case by case basis." A Category III wetland (Wetland C — Topographic Survey) is located on the south of the site and extends southward onto the Seattle City Light property. The project site also provides the 80 regulatory buffer along the north edge of this wetland. There two other Category III wetlands, with 80 foot buffers on Parcel E. (Wetlands E & F — Topographic Survey). Access The local circulation map, Figure 2, shows the street system that exists in the Ryan Hill neighborhood. Sidewalks exist along S. Ryan Way and intermittently on 51 Avenue S. Bicycle facilities are also in place on 51 Avenue S. King County Metro Route 107 is between '/4 and % mile to the east and runs along 51 Avenue S. and Route 124 on E. Marginal Way S. is about a mile to the west. The Rainier Beach Link Station is 1.3 miles to the north. Land Use/Development History In the surrounding area, specifically the lots that are adjacent to the cul-de-sac onto which Parcels A-D will access, there are 26 lots, 8 of which are developed with a single family home. The Tots range in size from 3,500 square feet to 41,765 square feet. All but the three homes — 10709, 10719, and 10729 — are pre 1964. The three addresses listed were built in 2003 and 2001 and are hooked up to the City's sewer system. The remaining five homes are on septic systems. A review of King County appraiser's property reports shows that they have designated that area as having moderate to high traffic noise. Four lots were acquired by King County for property owner failure to pay property tax, two of which have since been sold at auction. In this specific cul-de-sac area, the appraised value of the developed single family lots range from $373,000 to $200,000. Page 6 of 13 05/21/2018 Figure 3 Ryan Hill Neighborhood Access Map Comprehensive Plan Amendment and Rezone Decision Criteria (TMC 18.84.020): The City Council's decision to grant a Comprehensive Plan map change and rezone shall be supported by written findings and conclusions, showing specifically that all of the following conditions exist. Approval of the map changes requires the adoption of an ordinance. The applicant's responses to the Decision Criteria are Attachment A. 1. The proposed amendment to the Zoning Map is consistent with the goals, objectives, and policies of the Comprehensive Plan. Page 7 of 13 05/21/2018 During the 2015 Comprehensive Plan update process, there was considerable interest in the need to maintain and enhance residential neighborhoods, while providing housing choices. The update reaffirmed the highest priority objective of strong single-family residential neighborhoods. From the City's Comprehensive Plan: The Comprehensive Plan describes LDR as follows: Low -Density Residential: Areas primarily characterized by detached single-family residential structures and their accessory uses, along with educational, institutional, and recreational uses. Density may vary by neighborhood and for projects proposing innovative housing types such as cottage housing„ These uses and densities are modified where covered by the Commercial Redevelopment, Urban Renewal, Tukwila South, and Public Recreation Overlays. Although not stated, high density neighborhoods have typically been located adjacent to along major transportation corridors. They have also been used to separate noisier uses and areas from the single family areas. The Comprehensive Plan describes HDR as follows: High -Density Residential: Areas characterized by larger and higher density multi -family buildings and their accessory uses, along with educational, institutional, and recreational uses. These uses and densities are modified where covered by the Commercial Redevelopment and Urban Renewal Overlays. The Comprehensiive Plan's highest priority objective is the following: Objective. "To improve and sustain residential neighborhood quality and livability." Numerous goals .and policies clarify and support this objective. Some representative examples from the Housing and Residential Neighborhoods elements follow: Housing Goal 3.1 The City of Tukwila provides the City's fair share of regional housing. Housing Policy 3.6.1 Encourage long-term residency by improving neighborhood quality, health and safety. Residential Neighborhoods Goal 7.1 Residential Land Use Pattern: A land use pattern that encourages a strong sense of community by grouping compatible and mutually supportive uses and separating incompatible uses. Residential Neighborhoods Goal 7.4 Neighborhood Sustainability: Continuing enhancement and revitalization of residential neighborhoods to encourage long-term residency and environmental sustainability. Residential Neighborhoods Implementation strategies support retaining LDR zoning and encourage infrastructure improvements as follows: Page 8 of 13 05/21/2018 • Continued emphasis on existing land use patterns to protect and preserve residential uses • Investment in public works and infrastructure improvements. • Continue to develop and implement the Residential Street Program in the CIP. • Development of a variety of new housing, including single-familly homes. Residential Neighborhood and Sub -Area Vitality City -planned utility improvements and extensions place priority on improving and sustaining residential neighborhood quality and livability. Utility investments affect neighborhood quality of life and the ability to realize established visions for specific sub -areas. (City of Tukwila Comprehensive Plan, 2015) Tukwila functional plans Tukwila parks and open space (PROS) areas do not exist in this neighborhood. The PROS Plan are any planned but there are trails on the City of Seattle transmission line in the City of Seattle. A conditional project for a "Ryan Hill Park" is planned "following the upgrade of the local sewer service in the area, which would drive additional housing demand." (Tukwila Parks, Recreation, and Open Space Plan; 2013) Sanitary sewer service. The Ryan Hill neighborhood is 116 acres with less than a mile of sewer. The capital plan for Sanitary Sewer identifies a $1.9 million sewer revitalization for the area but the timeline is beyond 2022. The justification for the project are the existing septic systems that are failing and creating public health hazards. Implementation of the Comprehensive Plan policy 12.1.22 Serve all existing and potential residences and businesses with a sewer utility would be to establish a schedule and strategy to bring sewer service to those that are currently on septic systems. Water service is available to serve the higher intensity land use; however, because the system is not looped the pressure is not adequate for larger buildings. Construction will likely require modifications to structure size to accommodate the lower pressure. Access in the neighborhood is via two neighborhood arterials — Ryan Way and 51 Avenue S., which have adequate capacity but are not complete streets. Ryan Way does not have bicycle facilities and 51 Avenue S. has sporadic pedestrian facilities. The local access street, 47 Avenue S., meets the minimum width standard of 50-60 feet. The street to which a future development would gain access is over X feet in length whereas 600 feet is the City standard for cul-de-sacs and it contains no turn -around. The City standard for neighborhood block size is no more than 1,000 feet on one side and double loaded lots on the width. On the other lots along this street, future single family development is ftely to be through individual single family home construction permits and short plat that allows the developer to defer any frontage improvements till the City organizes a neighborhood -wide street improvement project. Financial Planning Model Policy FP-6 — The financing of limited benefit capital improvements (Le. private development) should be borne by the primary beneficiaries of the improvement. The principle underlying limited benefit is that the Page 9 of 13 05/21/2018 property is peculiarly benefited and therefore the owners do not in fact pay anything in excess of what they receive by reason of such improvement. Policy FP-7— Each Enterprise Fund shall be reviewed annually and it must have a rate structure adequate to meet its operations & maintenance and long-term capital requirements. The program manager for the Sewer Comprehensive Plan stated that developers must bear the burden of extending sewer into this area. 2. The proposed amendment to the Zoning Map is consistent with the scope and purpose of TMC Title 18, "Zoning Code," and the description and purpose of the zone classification applied for. The LDR zone limits the type of uses allowed to detached single family homes with accessory uses such as day care, home occupations, parks and trails, and wireless communication facilities. Conditional uses include libraries, fire stations and schools. If approved, the requested map change would shift 10 acres from Tukwila's Low Density Residential zone to the High Density Residential designation/zone. Creating an HDR District would be a new multi -family district that would be bordered by freeway on the west side and single family on the north and east. The Seattle City Light transmission 200 foot wide right of way borders the property to the south. The rezone could result in additional housing choice by allowing multi -family units and by bringing sanitary sewer to part of this neighborhood. The difference between the two districts in terms of land use are that in HDR the following uses are permitted and are not allowed in LDR: boarding homes; convalescent, assisted living and nursing homes for up to 12 patients; townhouses and multifamily (22 units per acre;) and senior housing (at 60/units per acre;) libraries, museums, and public art galleries; and manufactured home park. The development standards for HDR are Attachment F. During the 2015 Comprehensive Plan update, the Tukwila City Council and community members requested additional consideration of residential lot size and density as a possible means to address the public need for additional single-family housing choices. This review will reflect the priority to retain and enhance strong residential neighborhoods. Results from the public process that could inform the rezone decision will not be available until after the rezone review occurs. Rezoning to HDR will result in additional traffic, and noise in an area with sub -standard local access. Traffic impacts are typically addressed through the traffic impact fee system; however, traffic impact fees are not scheduled to upgrade the local access streets in the area. Other possible options for meeting the public need for strong and livable neighborhoods include: • Encourage development of neighborhood -level retail and mixed -use in existing RCM zones and commercial areas, rather than rezoning Low Density Residential to establish new Regional Commercial Mixed Use zones; Page 10 of 13 05/21/2018 • Consider Residential Parking Zones to address on -street parking issues and shortages in the neighborhood; • Enhance residential neighborhood quality through infrastructure improvements including sidewalks, frontage improvements, water mains, etc.; • Consider a community -initiated, multi -property rezone to Medium Density Residential or High Density Residential to provide additional housing choice and development options. • Consider housing options through a city-wide process; 1. There are changed conditions since the previous zoning became effective to warrant the proposed amendment to the Zoning Map; and The only significant change in the vicinity of the neighborhood is the approval of ST3 that adds the Boeing Access Road Station to the Link Light Rail system. The Station is scheduled for completion in the 2030s and could be within a mile's walk of the site. One half mile is the usual walk shed for rail systems. The map change to HDR would remove land from the neighborhood that could otherwise be developed as single-family homes. The applicant is seeking a rezone from Low Density Residential (LDR) to High Density Residential (HDR) for development of a four story senior housing facility. (Attachment B is a sample site plan and elevations for what the developer would like to construct. The proposal could provide additional housing uses. The developer has indicated they would be willing to bring the sewer line into the neighborhood and dedicate it for public use and to provide frontage improvements along 47 Avenue S. If the property were rezoned as HDR and did not redevelop as currently proposed by the applicant, the range of other uses listed above could be developed as permitted uses. Such uses could be incompatible with the residential neighborhood. The proposal to develop a senior housing development and provide some amenities for the area would require a Rezone ordinance that is subject to City Council hearing and approval of a development agreement. 4. The proposed amendment to the Zoning Map will be in the interest of furtherance of the public health, safety, comfort, convenience, and general welfare, and will not adversely affect the surrounding neighborhood, nor be injurious to other properties in the vicinity in which the subject property is located. Per the Purpose section for Low Density Residential (LDR) districts (TMC 18.10.010) the zone is "...Intended to provide low -density family residential areas together with a full range of urban infrastructure services in order to maintain stable residential neighborhoods, and to prevent intrusions by incompatible land uses." The Purpose of the HDR zone is "to implement the High -Density Residential Comprehensive Plan designation, which allows up to 22.0 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide a high -density, multiple -family district that is also compatible with commercial and office areas." Page 11 of 13 05/21/2018 The City's Capital Facilities Plan shows urban infrastructure improvements in this neighborhood for a neighborhood park and a sewer system to serve the area. Funding for these facilities however is not identified. Some single family homes have been constructed to the limits service from the sewer line in Ryan Way. There are 26 lots that front on 47/48 and S. 109 Ave, which acts as a long cul- de-sac. There are 8 that are developed with homes, three of them occurred in 2003 and 2001. The other homes are pre 1965. HDR allows up to 21.78 units per acre and a minimum lot size of 9,600 square feet. All but one of the five lots in the application meet the minimum lot size. Tax parcel 6874200530 is 7,200 square feet and is the only lot with frontage on 47 Avenue S. Of the remaining four Tots, tax parcel 3348401820 has frontage on S. 109 Street. The remaining three tax parcels, which are contiguous to 3348401820, do not access to a street. Those tax parcels without legal access are: 3348401800, 3348401810, and 3348401860. CONCLUSIONS This primarily single family neighborhood is a challenging area because of the lack of public facilities and environmentally challenging land of slopes and water. The subject site, although it borders the interstate and MLKJWS on the west, has no access except through a local access street that is bordered by single family homes. Of benefit to the neighborhood with development, would be the opportunity to connect to sanitary sewer. The lots that are south of S. 107th Street and west of 50th Avenue S. are dependent on access to the sanitary sewer line in MLKJWS. Development of the subject site requires the applicant to bring the line onto the property and to its east property line. Staff recommends that development of the site be conditioned to bring the sewer line an additional 100 feet to 47th Avenue S. Regarding Parcel E, staff recommends that it be removed from the map change. The split zoning has multiple benefits. The adjacent parcel, 4411 S. Ryan Way and which is located on the corner of MLKJWS and S. Ryan Way is developed with an office/warehouse. The property owner says that they have in the past developed plans for expanding the use onto Parcel E. The stream in the ravine and the linear wetland along the stream is in the LDR district. There is an 30 foot wide unimproved right of way between Parcel E and D. The stream, wetland and public right of way effectively separates Parcel E from the other Parcels A-D. The development of the existing CLI as commercial service use would seem to be the highest and best use. Staff concludes that redesignating Parcels A-D to High Density Residential would be in the best interest of the neighborhood subject to specific conditions that would support the Comprehensive Plan's priority of creating high quality residential neighborhoods. The 2015 Comprehensive Plan update reaffirmed Tukwila's highest priority objective, "To improve and sustain residential neighborhood quality and livability." The parks and open space Plan and the Comprehensive Plan identifies the need to support neighborhood quality and livability by prioritizing extensions into neighborhoods, the City's Sewer Comprehensive Plan does not plan any extensions into this neighborhood. The rezone request would result in some "left over" issues for the neighborhood. Page 12 of 13 05/21/2018 The request could serve as a precedent for further requests for rezones of parcels in this single family neighborhood into the HDR district that would be created if this redesignation/rezone is approved. Potential benefits to the Tukwila community such as additional housing choices, could be provided in other areas in the City that are zoned to allow senior housing facilities as well as attached multi -family residential. In fact, the additional density is not needed as this time in order to meet the housing target. RECOMMENDATION Staff recommends making a change to the Comprehensive Plan's Land Use and the Zoning maps from Low Density Residential to High Density Residential for Parcels A-D (Attachment X) subject to conditions: 1. 47th Avenue S. between S. Ryan Way and S. 109th Street and S. 109th Street between the site and 47th Avenue S., shall be improved with curbs, gutters, sidewalks, street illumination, and storm water facilities per the City's Infrastructure Design and Construction Standards Manual, prior to receiving a certificate of occupancy for the development of the site; and 2. The sanitary sewer line that serves the development on the site shall be extended to 47th Avenue S. at the time of the development per the City's Infrastructure Design and Construction Standards Manual; and 3. On S. Ryan Way, a westbound (WB) left turn pocket, and on 47th Avenue S., a northbound (NB) left turn pocket, shall be installed prior to receiving a certificate of occupancy for development of the site; and 4. Within 60 days of passage of this ordinance, the applicant shall record against the site a covenant or other document, approved by the City, requiring compliance with the stated conditions; and 5. The applicant must apply for a development permit for the proposed project within 36 months of the effective date of this ordinance. Failure to record such a covenant, or other approved document, and failure to comply with the conditions, shall cause the change to the Zoning Map to be null and void, and the subject property shall revert to the zoning immediately preceding passage of this ordinance. Page 13 of 13 05/21/2018 Moira Bradshaw From: Ryan Patterson <rpatterson@Vintagehousing.com> Sent: Monday, May 21, 2018 5:55 PM To: Moira Bradshaw Cc: Mujib Kamawal Subject: Re: vintage@Tukwila No we do not provide air only windows and Thanks Ryan Sent from my iPhone On May 21, 2018, at 5:19 PM, Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> wrote: Ryan — does Vintage provide centralized air conditioning in their projects? I'm looking at the noise argument that is made in the response to criteria and wondering. Thanks Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice Moira Bradshaw From: Ryan Patterson <rpatterson@Vintagehousing.com> Sent: Thursday, May 17, 2018 1:12 PM To: Moira Bradshaw Cc: MujibK@brhinc.com; Cyndy Knighton; David McPherson; Minnie Dhaliwal; Pat Brodin; joseph.mccarthy@stoel.com Subject: Re: Map Change issues Moira Thank you for the email. The conditions below are consistent with what we believe can be accomplished. What do you need from us to move forward? Also what is the timing we are now looking at for the council meeting ? Thanks Ryan Sent from my iPhone On May 16, 2018, at 9:12 AM, Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> wrote: Ryan — I would like to issue the SEPA notice for the map change request and I'd like to know if you agree with the proposed conditions? As Mujib heard at the public meeting, Mr. Raisbeck has said that he thinks it would be better to not change the designation of the lot to the north — Parcel E — which leaves it split between LDR and CAI. We can support that modification, in particular because of the ravine that runs east — west through the property and its separation from the other parcels by the 30 foot wide unimproved public right of way. Here is a list of the draft conditions: The Vintage@Tukwila, site is in Tukwila, Washington, and consists of the following King County tax parcels:0323049050, 3348401800; 3348401810; 3348401820; 3348401860. They are contiguous and are located in the Ryan Hill neighborhood; generally bounded by S. Ryan Way, 47th Avenue S, Seattle City Light Transmission line, and Martin Luther King Jr. Way S. The map change is hereby modified to remove tax parcel 0323049050 and the remaining parcels re -designated from Low Density Residential (LDR) to High Density Residential (HDR) subject to the following conditions: 1. 47th Avenue S. between S. Ryan Way and S. 109 Street and S. 109 Street between the site and 47th Avenue S. shall be improved with curbs, gutters, sidewalks, street illumination, and storm water facilities per the City's Infrastructure Design and Construction Standards Manual; prior to receiving a certificate of occupancy for the development of the site; and 2. The sanitary sewer line that serves the development on the site shall be extended to 47th Avenue S. at the time of the development per the City's Infrastructure Design and Construction Standards Manual; 3. On S. Ryan Way, a westbound (WB) left turn pocket and on 47th Avenue 5, a northbound (NB) left turn pocket be installed prior to receiving a certificate of occupancy for development of the site; and i Moira Bradshaw From: Ryan Patterson <rpatterson@Vintagehousing.com> Sent: Thursday, May 17, 2018 1:12 PM To: Moira Bradshaw Cc: MujibK@brhinc.com; Cyndy Knighton; David McPherson; Minnie Dhaliwal; Pat Brodin; joseph.mccarthy@stoel.com Subject: Re: Map Change issues Moira Thank you for the email. The conditions below are consistent with what we believe can be accomplished. What do you need from us to move forward? Also what is the timing we are now looking at for the council meeting ? Thanks Ryan Sent from my iPhone On May 16, 2018, at 9:12 AM, Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> wrote: Ryan — I would like to issue the SEPA notice for the map change request and I'd like to know if you agree with the proposed conditions? As Mujib heard at the public meeting, Mr. Raisbeck has said that he thinks it would be better to not change the designation of the lot to the north — Parcel E — which leaves it split between LDR and CAI. We can support that modification, in particular because of the ravine that runs east — west through the property and its separation from the other parcels by the 30 foot wide unimproved public right of way. Here is a list of the draft conditions: The Vintage@Tukwila, site is in Tukwila, Washington, and consists of the following King County tax parcels:0323049050, 3348401800; 3348401810; 3348401820; 3348401860. They are contiguous and are located in the Ryan Hill neighborhood; generally bounded by S. Ryan Way, 47th Avenue S, Seattle City Light Transmission line, and Martin Luther King Jr. Way S. The map change is hereby modified to remove tax parcel 0323049050 and the remaining parcels re -designated from Low Density Residential (LDR) to High Density Residential (HDR) subject to the following conditions: 1. 47th Avenue S. between S. Ryan Way and S. 109 Street and S. 109 Street between the site and 47th Avenue S. shall be improved with curbs, gutters, sidewalks, street illumination, and storm water facilities per the City's Infrastructure Design and Construction Standards Manual; prior to receiving a certificate of occupancy for the development of the site; and 2. The sanitary sewer line that serves the development on the site shall be extended to 47th Avenue S. at the time of the development per the City's Infrastructure Design and Construction Standards Manual; 3. On S. Ryan Way, a westbound (WB) left turn pocket and on 47th Avenue S, a northbound (NB) left turn pocket be installed prior to receiving a certificate of occupancy for development of the site; and 1 4. Within 60 days of passage of this ordinance, the applicant shall record against the site a covenant or other document, approved by the City, requiring compliance with the stated conditions; and 5. The applicant must apply for a development permit for the proposed project within 36 months of the effective date of this ordinance. Failure to record such a covenant, or other approved document, and failure to comply with the conditions shall cause the change to the Zoning Code Map to be null and void, and the subject property shall revert to the zoning immediately preceding passage of this ordinance. Although not required at this time, the City's Transportation Engineer noted that at the time of development, a signal warrant analysis may be required as part of the permit review for the project. Sincerely, Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice From: Ryan Patterson <rpatterson@Vintagehousing.com> Sent: Friday, April 20, 2018 2:42 PM To: Moira Bradshaw <IMoira.Bradshaw@TukwilaWA.gov> Cc: MujibK@brhinc.com; Cyndy Knighton <Cyndy.Knighton@TukwilaWA.gov>; David McPherson <David.McPherson@TukwilaWA.gov>; Minnie Dhaliwal <Minnie.Dhaliwal@TukwilaWA.gov> Subject: Re: Map Change issues Moira, Thank you for getting back to me. Would it be possible to do May 1st? I am already scheduled to be in town? Otherwise we will make sure someone is there for the meeting. Thanks Ryan Sent from my iPhone On Apr 20, 2018, at 2:31 PM, Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> wrote: Ryan — I'd like to schedule another public meeting because the project has changed slightly from the initial application. The site boundaries changed and include the parcel to the north of S. 108 th right of way, which is in two zoning districts C/LI and LDR, and dropped the lot that fronts on 47tn 2 I'm targeting May 2 a . would like to know if you or Mujib could ‘_._..,end? It would be in the early evening like last time. Also — the City Transportation Engineer has reviewed the Transpo study and has concerns about the sight distance and future collisions at the intersection of 47th and S. Ryan Way. She has the following comments: 1. The TIA states on page 2 that 47th Avenue S is a two-lane roadway with on - street parking allowed on one side. A 26-foot wide roadway is not sufficiently wide to have a lane in each direction with on -street parking. While 47th Avenue S is 26-feet wide at the northernmost end and informal "on -street" parking does occur on the wider section and on paved or graveled shoulders, stating it is allowed is not accurate. 47th Avenue S also narrows to a 20-ft wide roadway right after the Ryan Way intersection. A more correct description is it's a 20-foot wide roadway with no shoulders which widens slightly near Ryan Way. Further discussion should be held regarding the adequacy of the existing 47th Avenue S to handle the increase in daily volume. This should include whether the pavement is in sufficient condition to support the increased ADT but also whether it would be adversely impacted during construction of the potential development. 2. There is not currently a significant history of collisions at the Ryan Way/47th Avenue S intersection. Under current conditions, the average daily volume. on 47th Avenue S is approximately 100 vehicles per day. With the proposed rezone, the ADT could increase to 1,900 vehicles which is a very significant increase in the number of vehicles that could be turning through the intersection. The TIA proposes no changes to this intersection, presumably because sight distance requirements are met. I recommend that a condition of this rezone approval be, at a minimum, a WB left turn pocket on Ryan Way and NB left turn pocket on 47th Avenue S to be installed before any C of 0 be issued to any HDR development. 3. The 19-fold increase in traffic associated with the rezone will affect collision potential of the Ryan Way/47th Ave S intersection but applying a 19-fold increase in collisions as a 1:1 relationship with volumes is not a valid method of predicting safety of an intersection. Recommend the City consider requiring a signal warrant analysis be done concurrent with any future development review 4. The City's Level of Service standard for the Ryan Way/47th Avenue S intersection is LOS E. Current conditions indicate the intersection operates at LOS E and would continue to do so without the proposed rezone. With the rezone, disregarding the TIA's analysis of the potential senior housing project which builds out to only a portion of the maximum allowable density, the intersection falls to LOS F. If a development's impacts, and in this case the study of a potential rezone, cannot maintain an acceptable level of service, the development must be denied, reduced, or mitigation provided to maintain the City's standards. Mitigation of this intersection as described in my comment above would suffice to maintain the City's LOS standard though it may behoove the City to require the TIA be updated to document this for the rezone file. Per comment 1 above, right of way improvements that include sidewalks to 47 (and S. 109th) will need to be included in the proposal. 3 The City's standard practice at the time of development is to have sewer lines brought to the far property line but in this case, I believe it should be to the right of way, that is 47th or to at least 109th As a condition of the rezone, the City typically requires that the proposed development has to occur within so many years or the zoning reverts. Lets talk about what is a feasible time frame. Please let me know as soon as possible about the May 2 date. Thank you. Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice 4 11 Moira Bradshaw From: Moira Bradshaw Sent: Wednesday, May 16, 2018 9:13 AM To: 'Ryan Patterson' Cc: MujibK@brhinc.com; Cyndy Knighton; David McPherson; Minnie Dhaliwal; Pat Brodin Subject: RE: Map Change issues Ryan — I would like to issue the SEPA notice for the map change request and I'd like to know if you agree with the proposed conditions? As Mujib heard at the public meeting, Mr. Raisbeck has said that he thinks it would be better to not change the designation of the lot to the north — Parcel E — which leaves it split between LDR and CAI. We can support that modification, in particular because of the ravine that runs east — west through the property and its separation from the other parcels by the 30 foot wide unimproved public right of way. Here is .a list of the draft conditions: The Vintage@Tukwila, site is in Tukwila, Washington, and consists of the following King County tax parcels:0323049050, 3348401800; 3348401810; 3348401820; 3348401860. They are contiguous and are located in the Ryan Hill neighborhood; generally bounded by S. Ryan Way, 47th Avenue S, Seattle City Light Transmission line, and Martin Luther King Jr. Way S. The map change is hereby modified to remove tax parcel 0323049050 and the remaining parcels re -designated from Low Density Residential (LDR) to High Density Residential (HDR) subject to the following conditions: 1. 47th Avenue S. between S. Ryan Way and S. 109 Street and S. 109 Street between the site and 47th Avenue S. shall be improved with curbs, gutters, sidewalks, street illumination, and storm water facilities per the City's Infrastructure Design and Construction Standards Manual; prior to receiving a certificate of occupancy for the development of the site; and 2. The sanitary sewer line that serves the development on the site shall be extended to 47th Avenue S. at the time of the development per the City's Infrastructure Design and Construction Standards Manual; 3. On S. Ryan Way, a westbound (WB) left turn pocket and on 47th Avenue S, a northbound (NB) left turn pocket be installed prior to receiving a certificate of occupancy for development of the site; and 4. Within 60 days of passage of this ordinance, the applicant shall record against the site a covenant or other document, approved by the City, requiring compliance with the stated conditions; and 5. The applicant must apply for a development permit for the proposed project within 36 months of the effective date of this ordinance. Failure to record such a covenant, or other approved document, and failure to comply with the conditions shall cause the change to the Zoning Code Map to be null and void, and the subject property shall revert to the zoning immediately preceding passage of this ordinance. Although not required at this time, the City's Transportation Engineer noted that at the time of development, a signal warrant analysis may be required as part of the permit review for the project. Sincerely, Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice 1 From: Ryan Patterson <rpatterson@Vintagehousing.com> Sent: Friday, April 20, 2018 2:42 PM To: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> Cc: MujibK@brhinc.com; Cyndy Knighton <Cyndy.Knighton@TukwilaWA.gov>; David McPherson <David.McPherson@TukwilaWA.gov>; Minnie Dhaliwal <Minnie.Dhaliwal@TukwilaWA.gov> Subject: Re: Map Change issues Moira, Thank you for getting back to me. Would it be possible to do May 1st? I am already scheduled to be in town? Otherwise we will make sure someone is there for the meeting. Thanks Ryan Sent from my iPhone On Apr 20, 2018, at 2:31 PM, Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> wrote: Ryan — I'd like to schedule another public meeting because the project has changed slightly from the initial application. The site boundaries changed and include the parcel to the north of S. 108 th right of way , which is in two zoning districts C/LI and LDR, and dropped the lot that fronts on 47th. I'm targeting May 2 and would like to know if you or Mujib could attend? It would be in the early evening like last time. Also — the City Transportation Engineer has reviewed the Transpo study and has concerns about the sight distance and future collisions at the intersection of 47th and S. Ryan Way. She has the following comments: 1. The TIA states on page 2 that 47th Avenue S is a two-lane roadway with on -street parking allowed on one side. A 26-foot wide roadway is not sufficiently wide to have a lane in each direction with on -street parking. While 47th Avenue S is 26-feet wide at the northernmost end and informal "on -street" parking does occur on the wider section and on paved or graveled shoulders, stating it is allowed is not accurate. 47th Avenue S also narrows to a 20- ft wide roadway right after the Ryan Way intersection. A more correct description is it's a 20-foot wide roadway with no shoulders which widens slightly near Ryan Way. Further discussion should be held regarding the adequacy of the existing 47th Avenue S to handle the increase in daily volume. This should include whether the pavement is in sufficient condition to support the increased ADT but also whether it would be adversely impacted during construction of the potential development. 2. There is not currently a significant history of collisions at the Ryan Way/47th Avenue S intersection. Under current conditions, the average daily volume on 47th Avenue S is approximately 100 vehicles per day. With the proposed rezone, the ADT could increase to 1,900 vehicles which is a very significant increase in the number of vehicles that could be turning through the intersection. The TIA proposes no changes to this intersection, presumably because sight distance requirements are met. I recommend that a condition of this rezone approval be, at a minimum, a WB left turn pocket on Ryan 2 �� f1 Way and NB left turn pocket\bd47th Avenue S to be installed before any'\if 0 be issued to any HDR development. 3. The 19-fold increase in traffic associated with the rezone will affect collision potential of the Ryan Way/47th Ave S intersection but applying a 19-fold increase in collisions as a 1:1 relationship with volumes is not a valid method of predicting safety of an intersection. Recommend the City consider requiring a signal warrant analysis be done concurrent with any future development review 4. The City's Level of Service standard for the Ryan Way/47th Avenue S intersection is LOS E. Current conditions indicate the intersection operates at LOS E and would continue to do so without the proposed rezone. With the rezone, disregarding the TIA's analysis of the potential senior housing project which builds out to only a portion of the maximum allowable density, the intersection falls to LOS F. If a development's impacts, and in this case the study of a potential rezone, cannot maintain an acceptable level of service, the development must be denied, reduced, or mitigation provided to maintain the City's standards. Mitigation of this intersection as described in my comment above would suffice to maintain the City's LOS standard though it may behoove the City to require the TIA be updated to document this for the rezone file. Per comment 1 above, right of way improvements that include sidewalks to 47 (and S. 109th) will need to be included in the proposal. The City's standard practice at the time of development is to have sewer lines brought to the far property line but in this case, I believe it should be to the right of way, that is 47th or to at least 109th. As a condition of the rezone, the City typically requires that the proposed development has to occur within so many years or the zoning reverts. Lets talk about what is a feasible time frame. Please let me know as soon as possible about the May 2 date. Thank you. Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice 3 Moira Bradshaw From: Moira Bradshaw Sent: Thursday, May 3, 2018 4:26 PM To: David McPherson; Cyndy Knighton Subject: FW: 2018-05-01 S Ryan Way and 47th Ave S Channelization Concept.pdf Attachments: 2018-05-01 S Ryan Way and 47th Ave S Channelization Concept.pdf; ATT00001.txt Please take a look at the attached. Mr. Patterson has said he is not worried about accomplishing the request along 47th Ave. Attached is how to accomplish the improvement in Ryan Way S. See you tomorrow morning. Moira Original Message From: Ryan Patterson <rpatterson@Vintagehousing.com> Sent: Thursday, May 3, 2018 4:14 PM To: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> Subject: 2018-05-01 S Ryan Way and 47th Ave S Channelization Concept.pdf Per our call please see attached the road diagram for your review. Thanks i CO i 1 Moira Bradshaw From: Chris Partman Sent: Monday, April 23, 2018 9:05 AM To: Moira Bradshaw; Don Tomaso Cc: Cyndy Knighton Subject: RE: Vintage at Tukwila - DRAFT CONDITIONS For DISCUSSION I see Condition #5 as essential for public safety and #4 will enhance police response time. Chris Partman Tukwila Police Department Community Policing Coordinator Desk: 206-431-2197 Cell: 206-271-6069 The City of opportunity, the community of choice. "Courage doesn't always roar. Sometimes courage is the quiet voice at the end of the day saying, 'I will try again tomorrow.'" Mary Anne Radmacher, American Writer From: Moira Bradshaw Sent: Friday, April 20, 2018 11:56 AM To: Don Tomaso <Don.Tomaso@TukwilaWA.gov>; Chris Partman <C.Partman@TukwilaWA.gov> Cc: Cyndy Knighton <Cyndy.Knighton@TukwilaWA.gov:> Subject: FW: Vintage at Tukwila - DRAFT CONDITIONS For DISCUSSION Don and Chris can you confirm that Condition # 4. Is needed for public safety. The Findings that I am making are that the City standard for a cul-de-sac is 600 feet which in a single family neighborhood can accommodate about 24 units. This cul-de-sac is going to have to accommodate up to about 300 units. Please let me know what you think about this. I will need to run all of the these by the City Attorney of course. Don — there is no bus service on S. Ryan Way so I'm not sure what bus stop you are thinking of. And I was thinking the street improvements would occur prior to occupancy of the development. Better to have the roadway improved after all the truck traffic? Thanks, Moira From: Don Tomaso Sent: Thursday, April 19, 2018 6:31 PM To: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov>; Cyndy Knighton <Cyndy.Knighton@TukwilaWA.gov>; David McPherson <David.McPherson@TukwilaWA.gov>; Minnie Dhaliwal <Minnie.Dhaliwal@TukwilaWA.Bov>; Chris Partman <C.Partman@TukwilaWA.gov>; Jerry Hight <Jerry.Hight@TukwilaWA.gov> Subject: RE: Vintage at Tukwila - DRAFT CONDITIONS For DISCUSSION 1 Moira, See note in"red. Don From: Moira Bradshaw Sent: Wednesday, April 18, 2018 2:45 PM To: Cyndy Knighton <Cyndy.KnigRton@TukwilaWA.gov>; David McPherson <David.McPherson@TukwilaWA.gov>; Minnie Dhaliwal <Minnie.DhaliwaINTukwilaWA.gov>; Chris Partman <C.Partman@TukwilaWA.gov>; Don Tomaso <Don.Tomaso@TukwilaWA.gov>; Jerry Hight <Jerry.Hight@TukwilaWA.gov> Subject: RE: Vintage at Tukwila - DRAFPCONDITIONS For DISCUSSION Before meeting with the City Attorney, I 'd like to get some consensus from staff on conditions. Below is a DRAFT list. Please let me know if you believe this is"omprehensive, if you think they can be supported or not (I am working on Findings and Conclusions.) and if you would Iike'to modify any of them in some way. Please let me know by Friday COB — April 20. Than Moira Please remember that the actual development will also !;n through a review process that includes SEPA, Design Review, and permit process — this is for the rezone only. Section 2. Rezone Approved Subject to Conditions. Th property, which is located in the block bounded by MLK Jr. Way S., 47 Avenue S., S. Ryan Way, and the Seattle City Li t right of way in Tukwila, Washington, King County and further identified as tax parcels 3348401800, 3348401810, 334 401820, 3348401860, 0323049050, and as legally described and shown in the attached Exhibit C, is hereby approved t be rezoned from Low Density Residential (LDR) and Commercial/Light Industrial (C/LI) to High Density Residential (HD subject to the following conditions: 1. The comprehensive plan and zoning map change site sh'4,II be restricted to senior housing; 2. 47 Avenue S. between Ryan Way S. and S. 109 Street and S. 10 Avenue S. shall be improved with curbs, gutters, sidewalks, street illumin the City's Infrastructure Design and Construction Standards manual; prior t occupancy for development of the site; Do you mean a "Building" they get a improvements completed before any buildings are constructed? Bringing in th for the proposed project on the existing roadway will be challenging and may ca residents affected. Also, I would like to see the traffic study evaluate the need of pedestrians are going to the bus stop. I may have missed that earlier. (DT) Street between the site and 47 tion, and storm water facilities per receiving a certificate of of 0, or do you want the street amount of building materials e some complaints from the cross walk at Ryan Way if 3. The sanitary sewer line that serves the development on the site shall be extender to 47 Avenue S. at the time of the development per the City's Infrastructure Design and Construction"Standards manual; 4. 47th Avenue S. shall be connected to 49th Avenue S. with a local access street that meets the standards of the City's Infrastructure Design and Construction Standards manual and the Environmentally Sensitive Areas chapter of the Zoning Code; prior to receiving a certificate of occupancy for development of the site; 2 "\ Moira Bradshaw From: Moira Bradshaw Sent: Friday, April 20, 2018 2:31 PM To: 'Ryan Patterson' Cc: 'MujibK@brhinc.com'; Cyndy Knighton; David McPherson; Minnie Dhaliwal Subject: Map Change issues Ryan — I'd like to schedule another public meeting because the project has changed slightly from the initial application. The site boundaries changed and include the parcel to the north of S. 108 th right of way, which is in two zoning districts C/LI and LDR, and dropped the lot that fronts on 47th. I'm targeting May 2 and would like to know if you or Mujib could attend? It would be in the early evening like last time. Also — the City Transportation Engineer has reviewed the Transpo study and has concerns about the sight distance and future collisions at the intersection of 47th and S. Ryan Way. She has the following comments: 1. The TIA states on page 2 that 47th Avenue S is a two-lane roadway with on -street parking allowed on one side. A 26-foot wide roadway is not sufficiently wide to have a lane in each direction with on -street parking. While 47th Avenue S is 26-feet wide at the northernmost end and informal "on -street" parking does occur on the wider section and on paved or graveled shoulders, stating it is allowed is not accurate. 47th Avenue S also narrows to a 20-ft wide roadway right after the Ryan Way intersection. A more correct description is it's a 20-foot wide roadway with no shoulders which widens slightly near Ryan Way. Further discussion should be held regarding the adequacy of the existing 47th Avenue S to handle the increase in daily volume. This should include whether the pavement is in sufficient condition to support the increased ADT but also whether it would be adversely impacted during construction of the potential development. 2. There is not currently a significant history of collisions at the Ryan Way/47th Avenue 5 intersection. Under current conditions, the average daily volume on 47th Avenue S is approximately 100 vehicles per day. With the proposed rezone, the ADT could increase to 1,900 vehicles which is a very significant increase in the number of vehicles that could be turning through the intersection. The TIA proposes no changes to this intersection, presumably because sight distance requirements are met. I recommend that a condition of this rezone approval be, at a minimum, a WB left turn pocket on Ryan Way and NB left turn pocket on 47th Avenue 5 to be installed before any C of 0 be issued to any HDR development. 3. The 19-fold increase in traffic associated with the rezone will affect collision potential of the Ryan Way/47th Ave S intersection but applying a 19-fold increase in collisions as a 1:1 relationship with volumes is not a valid method of predicting safety of an intersection. Recommend the City consider requiring a signal warrant analysis be done concurrent with any future development review 4. The City's Level of Service standard for the Ryan Way/47th Avenue 5 intersection is LOS E. Current conditions indicate the intersection operates at LOS E and would continue to do so without the proposed rezone. With the rezone, disregarding the TIA's analysis of the potential senior housing project which builds out to only a portion of the maximum allowable density, the intersection falls to LOS F. If a development's impacts, and in this case the study of a potential rezone, cannot maintain an acceptable level of service, the development must be denied, reduced, or mitigation provided to maintain the City's standards. Mitigation of this intersection as described in my comment above would suffice to maintain the City's LOS standard though it may behoove the City to require the TIA be updated to document this for the rezone file. 1 Per comment 1 above, right of way improvements that include sidewalks to 47 (and S. 109th) will need to be included in the proposal. The City's standard practice at the time of development is to have sewer lines brought to the far property line but in this case, I believe it should be to the right of way, that is 47th or to at least 109tn As a condition of the rezone, the City typically requires that the proposed development has to occur within so many years or the zoning reverts. Lets talk about what is a feasible time frame. Please let me know as soon as possible about the May 2 date. Thank you. Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice 2 Moira Bradshaw From: Don Tomaso Sent: Friday, April 20, 2018 12:39 PM To: Moira Bradshaw; Chris Partman Cc: Cyndy Knighton Subject: RE: Vintage at Tukwila - DRAFT CONDITIONS For DISCUSSION Moira, The Vintage project will require access that meets this requirement: SECTION D106 MULTIPLE -FAMILY RESIDENTIAL DEVELOPMENTS D106.1 Projects having more than 100 dwelling units. Multiple -family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all buildings, including nonresidential occupancies, are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2. D106.2 Projects having more than 200 dwelling units. Multiple -family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. D106.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not Tess than one-half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. The second access does not have to be open to public, but is for emergency use. Let me know if you have other questions on this. Vintage also has not contacted us in regard to how they intend to solve the available fire flow issue. Are they changing the construction type or doing a water main improvement project? On the bus stop issue, if a resident would like to take the Bus, would Metro add a stop on Ryan to accommodate this large of a project? Not all the residents may take an Access bus. Just thinking about the pedestrian connection issue on a four lane road that takes time to cross. They road work could be done prior to construction with the final lift of asphalt being placed after construction. Those residents will most likely not be to excited about this project and its impacts. Don From: NTolra-Bradshaw Sent: Friday, Apri1.20�2018 11:56 AM To: Don Tomaso <Don��.Tb aso@TukwilaWA.gov>; Chris Partman <C.Partman@TukwilaWA.gov> Cc: Cyndy Knighton <Cyndy.Kn ton@TukwilaWA.gov> Subject: FW: Vintage at Tukwila - D AFT CONDITIONS For DISCUSSION 1 / Don and Chris can you confirm that Condition # 4. Is needed for public safety. The Findings that I am making are that the City standard for a cul-de-sac is 600 feet which in a single family neighborhood can accommodate about 24 units. This cul-de-sac is going to have to accommodate up to about 300 units. Please let me know what you think about this. I will need to run all of the these by the City Attorney of course. Don — there is no bus service on S. Ryan Way so I'm not sure what bus stop you are thinking of. And I was thinking the street improvements would occur prior to occupancy of the development. Better to have the roadway improved after all the truck traffic? Thanks, Moira From: Don Tomaso Sent: Thursday, April 19, 2018 6:31 PM To: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov>; Cyndy Knighton <Cyndy.Knighton@TukwilaWA.gov>; David McPherson <David.McPherson@TukwilaWA.gov>; Minnie Dhaliwal <Minnie.Dhaliwal@TukwilaWA.gov>; Chris Partman <C.Partman@TukwilaWA.gov>; Jerry Hight <Jerry.Hight@TukwilaWA.gov> Subject: RE: Vintage at Tukwila - DRAFT CONDITIONS For DISCUSSION Moira, See note in red. Don From: Moira Bradshaw Sent: Wednesday, April 18, 2018 2:45 PM To: Cyndy Knighton <Cyndy.Knighton@TukwilaWA.gov>; David McPherson <David.McPherson@TukwilaWA.gov>; Minnie Dhaliwal <Minnie.Dhaliwal@TukwilaWA.gov>; Chris Partman <C.Partman@TukwilaWA.gov>; Don Tomaso <Don.Tomaso@TukwilaWA.gov>; Jerry Hight <Jerry.Hight@TukwilaWA.gov> Subject: RE: Vintage at Tukwila - DRAFT CONDITIONS For DISCUSSION Before meeting with the City Attorney, I 'd like to get some consensus from staff on conditions. Below is a DRAFT list. Please let me know if you believe this is comprehensive, if you think they can be supported or not (I am working on Findings and Conclusions.) and if you would like to modify any of them in some way. Please let me know by Friday COB — April 20. Thanks. Moira Please remember that the actual development will also go through a review process that includes SEPA, Design Review, and permit process — this is for the rezone only. Section 2. Rezone Approved Subject to Conditions. The property, which is located in the block bounded by MLK Jr. Way S., 47 Avenue S., S. Ryan Way, and the Seattle City Light right of way in Tukwila, Washington, King County and further identified as tax parcels 3348401800, 3348401810, 3348401820, 3348401860, 0323049050, and as legally described and shown in the attached Exhibit C, is hereby approved to be rezoned from Low Density Residential (LDR) and Commercial/Light Industrial (C/LI) to High Density Residential (HDR) subject to the following conditions: 2 Moira Bradshaw From: Moira Bradshaw Sent: Friday, April 20, 2018 11:56 AM To: Don Tomaso (Don.Tomaso@TukvvilaWA.gov); Chris Partman Cc: Cyndy Knighton Subject: FW: Vintage at Tukwila - DRAFT CONDITIONS For DISCUSSION Don and Chris can you confirm that Condition # 4. Is needed for public safety. The Findings that I am making are that the City standard for a cul-de-sac is 600 feet which in a single family neighborhood can accommodate about 24 units. This cul-de-sac is going to have to accommodate up to about 300 units. Please let me know what you think about this. I will need to run all of the these by the City Attorney of course. Don — there is no bus service on S. Ryan Way so I'm not sure what bus stop you are thinking of. And I was thinking the street improvements would occur prior to occupancy of the development. Better to have the roadway improved after all the truck traffic? Thanks, Moira Fron Don Tomaso Sent: Tursday, April 19, 2018 6:31 PM To: Moira radshaw <Moira.Bradshaw@TukwilaWA.gov>; Cyndy Knighton <Cyndy.Knighton@TukwilaWA.gov>; David McPherson avid.McPherson@TukwilaWA.gov>; Minnie Dhaliwal<Minnie.Dhaliwal@TukwilaWA.gov>; Chris Partman <C.Partman@T wilaWA.gov>; Jerry Hight <Jerry.Hight@TukwilaWA.gov> Subject: RE: Vinta: - at Tukwila - DRAFT CONDITIONS For DISCUSSION Moira, See note in red. Don From: Moira Bradshaw Sent: Wednesday, April 18, 2018 2:45 PM To: Cyndy Knighton <C nd .Kni:hton Tukw .WA.:ov>; David McPherson <David.McPherson@TukwilaWA.gov>; Minnie Dhaliwal <Minnie.Dhaliwal ov>; Chris Partman <C.Partman@TukwilaWA.gov>; Don Tomaso <Don.Tomaso@TukwilaWA.gov>; Jerry Hight <Jerr,Hi•ht . TukwilaWA.gov> Subject: RE: Vintage at Tukwila - DRAFT CONDITIONS or DISCUSSION Before meeting with the City Attorney, I 'd like to get some onsensus from staff on conditions. Below is a DRAFT list. Please let me know if you believe this is comprehensive, ' you think they can be supported or not (I am working on Findings and Conclusions.) and if you would like to modify any ohem in some way. Please let me know by Friday COB — April 20. Thanks. Moira 1 Moira Bradshaw From: Don Tomaso Sent: Thursday, April 19, 2018 6:31 PM To: Moira Bradshaw; Cyndy Knighton; David McPherson; Minnie Dhaliwal; Chris Partman; Jerry Hight Subject: RE: Vintage at Tukwila - DRAFT CONDITIONS For DISCUSSION Moira, See note in red. Don From: Moira Bradshaw Sent: Wednesday, April 18, 2018 2:45 PM To: Cyndy Knighton <Cyndy.Knighton@TukwilaWA.gov>; David McPherson<David.McPherson@TukwilaWA.gov>; Minnie Dhaliwal<Minnie.Dhaliwal@TukwilaWA.gov>; Chris Partman <C.Partman@TukwilaWA.gov>; Don Tomaso <Don.Tomaso@TukwilaWA.gov>; Jerry Hight <Jerry.Hight@TukwilaWA.gov> Subject: RE: Vintage at Tukwila - DRAFT CONDITIONS For DISCUSSION Before meeting with the City Attorney, I 'd like to get some consensus from staff on conditions. Below is a DRAFT list. Please let me know if you believe this is comprehensive, if you think they can be supported or not (I am working on Findings and Conclusions.) and if you would like to modify any of them in some way. Please let me know by Friday COB — April 20. Thanks. Moira Please remember that the actual development will also go through a review process that includes SEPA, Design Review, and permit process — this is for the rezone only. Section 2. Rezone Approved Subject to Conditions. The property, which is located in the block bounded by MLK Jr. Way S., 47 Avenue S., S. Ryan Way, and the Seattle City Light right of way in Tukwila, Washington, King County and further identified as tax parcels 3348401800, 3348401810, 3348401820, 3348401860, 0323049050, and as legally described and shown in the attached Exhibit C, is hereby approved to be rezoned from Low Density Residential (LDR) and Commercial/Light Industrial (C/LI) to High Density Residential (HDR) subject to the following conditions: 1. The comprehensive plan and zoning map change site shall be restricted to senior housing; 2. 47 Avenue S. between Ryan Way S. and S. 109 Street and S. 109 Street between the site and 47 Avenue S. shall be improved with curbs, gutters, sidewalks, street illumination, and storm water facilities per the City's Infrastructure Design and Construction Standards manual; prior to receiving a certificate of occupancy for development of the site; Do you mean a "Building" they get a C of 0, or do you want the street improvements completed before any buildings are constructed? Bringing in the amount of building materials for the proposed project on the existing roadway will be challenging and may cause some complaints from the residents affected. Also, I would like to see the traffic study evaluate the need of a cross walk at Ryan Way if pedestrians are going to the bus stop. I may have missed that earlier. (DT) 3. The sanitary sewer line that serves the development on the site shall be extended to 47 Avenue S. at the time of the development per the City's Infrastructure Design and Construction Standards manual; i 4. 47th Avenue S. shall be connected to 49th Avenue S. with a local access street that meets the standards of the City's Infrastructure Design and Construction Standards manual and the Environmentally Sensitive Areas chapter of the Zoning Code; prior to receiving a certificate of occupancy for development of the site; 5. On S. Ryan Way, a westbound (WB) left turn pocket and on 47th Avenue S, a northbound (NB) left turn pocket be required to be installed prior to receiving a certificate of occupancy for development of the site; 6. As part of the SEPA process, a signal warrant analysis shall be required prior to the issuance of the development permit of the site; 7. Within 60 days of passage of this ordinance, the applicant shall record against the subject property a covenant or other document approved by the City requiring compliance with the stated conditions. 8. The applicant must apply for a development permit for the proposed project within 36 months of the effective date of this ordinance or the Zoning Code map amendment will be null and void and the subject property shall revert to the zoning immediately preceding passage of this ordinance. Failure to record such a covenant or other approved document and/or failure to comply with the condition shall cause the change to the Comprehensive Plan Map to be null and void, and the subject property shall revert to the zoning immediately preceding passage of this ordinance. From: Cyndy Knighton Sent: Wednesday, April 18, 2018 12:30 PM To: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov>; David McPherson <David.McPherson@TukwilaWA.gov> Subject: RE: Vintage at Tukwila - TIA Moi'ra.and Dave, I have reviewed the traffic impact analysis for the proposed rezone for the parcels on 47th Avenue S/Ryan Way and have the following comments. 1. The TIA states o .page 2 that 47th Avenue S is a two-lane roadway with on -street parking allowed on one side. A 26-foot wide roadway is not sufficiently wide to have a lane in each direction with on -street parking. While 47th Avenue S is 26- feet wide at the northernmosend and informal "on -street" parking does occur on the wider section and on pavedbr graveled shoulders, stating it is allowed is not accurate. 47th Avenue S also narrows to a 20-ft wide roadway right after the Ryan Way intersection. A more correct desription is it's a 20-foot wide roadway with no shoulders which widens slightly near) yan Way. 2. There is not currently a significant history of l�isions at the Ryan Way/47th Avenue S intersection. Under current conditions`t' a average daily volume on 47th Avenue S is approximately 100 vehicles per dalNith the proposed rezone, the ADT could increase to 1,900 vehicles which is a very ignificant increase in 2 Moira Bradshaw From: Moira Bradshaw Sent: Wednesday, April 18, 2018 2:45 PM To: Cyndy Knighton; David McPherson; Minnie Dhaliwal; Chris Partman; Don Tomaso (Don.Tomaso@TukwilaWA.gov); Jerry Hight Subject: RE: Vintage at Tukwila - DRAFT CONDITIONS For DISCUSSION Before meeting with the City Attorney, I 'd like to get some consensus from staff on conditions. Below is a DRAFT list. Please let me know if you believe this is comprehensive, if you think they can be supported or not (I am working on Findings and Conclusions.) and if you would like to modify any of them in some way. Please let me know by Friday COB — April 20. Thanks. Moira Please remember that the actual development will also go through a review process that includes SEPA, Design Review, and permit process — this is for the rezone only. Section 2. Rezone Approved Subject to Conditions. The property, which is located in the block bounded by MLK Jr. Way S., 47 Avenue S., S. Ryan Way, and the Seattle City Light right of way in Tukwila, Washington, King County and further identified as tax parcels 3348401800, 3348401810, 3348401820, 3348401860, 0323049050, and as legally described and shown in the attached Exhibit C, is hereby approved to be rezoned from Low Density Residential (LDR) and Commercial/Light Industrial (C/LI) to High Density Residential (HDR) subject to the following conditions: 1. The comprehensive plan and zoning map change site shall be restricted to senior housing; 2. 47 Avenue S. between Ryan Way S. and S. 109 Street and S. 109 Street between the site and 47 Avenue S. shall be improved with curbs, gutters, sidewalks, street illumination, and storm water facilities per the City's Infrastructure Design and Construction Standards manual; prior to receiving a certificate of occupancy for development of the site; 3. The sanitary sewer line that serves the development on the site shall be extended to 47 Avenue S. at the time of the development per the City's Infrastructure Design and Construction Standards manual; 4. 47th Avenue S. shall be connected to 49th Avenue S. with a local access street that meets the standards of the City's Infrastructure Design and Construction Standards manual and the Environmentally Sensitive Areas chapter of the Zoning Code; prior to receiving a certificate of occupancy for development of the site; 5. On S. Ryan Way, a westbound (WB) left turn pocket and on 47th Avenue S, a northbound (NB) left turn pocket be required to be installed prior to receiving a certificate of occupancy for development of the site; 6. As part of the SEPA process, a signal warrant analysis shall be required prior to the issuance of the development permit of the site; 7. Within 60 days of passage of this ordinance, the applicant shall record against the subject property a covenant or other document approved by the City requiring compliance with the stated conditions. 8. The applicant must apply for a development permit for the proposed project within 36 months of the effective date of this ordinance or the Zoning Code map amendment will be null and void and the subject property shall revert to the zoning immediately preceding passage of this ordinance. Failure to record such a covenant or other approved document and/or failure to comply with the condition shall cause the change to the Comprehensive Plan Map to be null and void, and the subject property shall revert to the zoning immediately preceding passage of this ordinance. From: Cyndy Knighton Sent: Wednesday, April 18, 2018 12:30 PM 1 To: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov>; David McPherson <David.McPherson@TukwilaWA.gov> Subject: RE: Vintage at Tukwila - TIA Moira and Dave, I have reviewed the traffic impact analysis for the proposed rezone for the parcels on 47th Avenue S/Ryan Way and have the following comments. 1. The TIA states on page 2 that 47th Avenue S is a two-lane roadway with on -street parking allowed on one side. A 26-foot wide roadway is not sufficiently wide to have a lane in each direction with on -street parking. While 47th Avenue S is 26- feet wide at the northernmost end and informal "on -street" parking does occur on the wider section and on paved or graveled shoulders, stating it is allowed is not accurate. 47th Avenue S also narrows to a 20-ft wide roadway right after the Ryan Way intersection. A more correct description is it's a 20-foot wide roadway with no shoulders which widens slightly near Ryan Way. 2. There is not currently a significant history of collisions at the Ryan Way/47th Avenue S intersection. Under current conditions, the average daily volume on 47th Avenue S is approximately 100 vehicles per day. With the proposed rezone, the ADT could increase to 1,900 vehicles which is a very significant increase in the number of vehicles that could be turning through the intersection. The TIA proposes no changes to this intersection, presumably because sight distance requirements are met. I recommend that a condition of this rezone approval that at a minimum, a WB left turn pocket on Ryan Way and NB left turn pocket on 47th Avenue S be required to be installed before any C of 0 be issued to any HDR development. I would also suggest that the City consider requiring a signal warrant analysis be done concurrent with any future development review or as a study to be required at a date certain after development is in place. If warranted, then require the developer to install a signal as a permit condition whether concurrent with development or within a 1-3 year period after. The 19-fold increase in traffic associated with the rezone will affect collision potential of the Ryan Way/47th Ave S intersection but applying a 19-fold increase in collisions as a 1:1 relationship with volumes is not a valid method of predicting safety of an intersection. 3. The City's Level of Service standard for the Ryan Way/47th Avenue S intersection is LOS E. Current conditions indicate the intersection operates at LOS E and would continue to do so without the proposed rezone. With the rezone, disregarding the TIA's analysis of the potential senior housing project which builds out to only a portion of the maximum allowable density, the intersection falls to LOS F. If a development's impacts, and in this case the study of a potential rezone, cannot maintain an acceptable level of service, the development must be denied, reduced, or mitigation provided to maintain the City's standards. Mitigation of this intersection as described in my comment 2 above would sufficed maintain the City's LOS stana-crd though it may behoove the City to require the TIA be updated to document this for the rezone file. 4. Further discussion should be held regarding the adequacy of the existing 47th Avenue S to handle the increase in daily volume. This should include whether the pavement is in sufficient condition to support the increased ADT but also whether it would be adversely impacted during construction of the potential development. I don't know if this would need to be addressed as part of the rezone or would be tied into a specific development approval process. I understand this may be complicated due to the fact that the parcels potentially being rezone do not currently have any frontage onto 47th Avenue S. This would be best suited to a discussion with the City Attorney's office to understand what legal rights the City may have in requiring improvements to a non -frontage road. I hope you find these comments to your satisfaction as you move through the rezone process. Cyndy From: Moira Bradshaw Sent: Tuesday, April 17, 2018 9:21 AM To: Cyndy Knighton <Cyndy.Knighton@TukwilaWA.gov> Subject: FW: Vintage at Tukwila - TIA Hi Cyndy — I need to know when PW will be able to finalize their review and potential conditions for the rezone. Working back from a May 21 hearing date means that a consensus needs to be reached by April 25 that that hearing date can be met. Let me know what your timeline is. Thanks. Moira From: Kassi Leingang<kassi.leingang@transpogroup.com> Sent: Monday, April 16, 2018 9:06 AM To: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov>; Cyndy Knighton <Cyndy.Knighton@TukwilaWA.gov> Cc: Ryan Patterson<rpatterson@Vintagehousing.com>; Mike Swenson<mike.swenson@transpogroup.com>; MujibK@brhinc.com Subject: Vintage at Tukwila - TIA Hi Moira and Cyndy, The traffic study for the rezone associated with the Vintage at Tukwila development is attached. Please let us know if you have any questions or comments. Thanks, Kassi Leingang, PE 1 Transportation Engineer Kassi.Leingang@transpogroup.com 3 t 425-821-3665 I d 425-896-5240 transpogroup ir c) 1,.‘izAr Off iv° 3'z/1i pQv bu 4 Moira Bradshaw From: Cyndy Knighton Sent: Wednesday, April 18, 2018 12:30 PM To: Moira Bradshaw; David McPherson Subject: RE: Vintage at Tukwila - TIA Moira and Dave, I have reviewed the traffic impact analysis for the proposed rezone for the parcels on 47th Avenue S/Ryan Way and have the following comments. 1. The TIA states on page 2 that 47th Avenue S is a two-lane roadway with on -street parking allowed on one side. A 26-foot wide roadway is not sufficiently wide to have a lane in each direction with on -street parking. While 47th Avenue S is 26- feet wide at the northernmost end and informal "on -street" parking does occur on the wider section and on paved or graveled shoulders, stating it is allowed is not accurate. 47th Avenue S also narrows to a 20-ft wide roadway right after the Ryan Way intersection. A more correct description is it's a 20-foot wide roadway with no shoulders which widens slightly near Ryan Way. 2. There is not currently a significant history of collisions at the Ryan Way/47th Avenue S intersection. Under current conditions, the average daily volume on 47th Avenue S is approximately 100 vehicles per day. With the proposed rezone, the ADT could increase to 1,900 vehicles which is a very significant increase in the number of vehicles that could be turning through the intersection. The TIA proposes no changes to this intersection, presumably because sight distance requirements are met. I recommend that a condition of this rezone approval that at a minimum, a WB left turn pocket on Ryan Way and NB left turn pocket on 47th Avenue S be required to be installed before any C of 0 be issued to any HDR development. I would also suggest that the City consider requiring a signal warrant analysis be done concurrent with any future development review or as a study to be required at a date certain after development is in place. If warranted, then require the developer to install a signal as a permit condition whether concurrent with development or within a 1-3 year period after. The 19-fold increase in traffic associated with the rezone will affect collision potential of the Ryan Way/47th Ave S intersection but applying a 19-fold increase in collisions as a 1:1 relationship with volumes is not a valid method of predicting safety of an intersection. 3. The City's Level of Service standard for the Ryan Way/47th Avenue S intersection is LOS E. Current conditions indicate the intersection operates at LOS E and would continue to do so without the proposed rezone. With the rezone, disregarding the TIA's analysis of the potential senior housing project which builds out to only a portion of the maximum allowable density, the intersection 1 falls to LOS F. If a development's impacts, and in this case the study of a potential rezone, cannot maintain an acceptable level of service, the development must be denied, reduced, or mitigation provided to maintain the City's standards. Mitigation of this intersection as described in my comment above would suffice to maintain the City's LOS standard though it may behoove the City to require the TIA be updated to document this for the rezone file. 4. Further discussion should be held regarding the adequacy of the existing 47th Avenue S to handle the increase in daily volume. This should include whether the pavement is in sufficient condition to support the increased ADT but also whether it would be adversely impacted during construction of the potential development. I don't know if this would need to be addressed as part of the rezone or would be tied into a specific development approval process. I understand this may be complicated due to the fact that the parcels potentially being rezone do not currently have any frontage onto 47th Avenue S. This would be best suited to a discussion with the City Attorney's office to understand what legal rights the City may have in requiring improvements to a non -frontage road. I hope you find these comments to your satisfaction as you move through the rezone process. Cyndy From: Moira Bradshaw Sent: Tuesday, April 17, 2018 9:21 AM To: Cyndy Knighton <Cyndy.Kniighton@TukwilaWA.gov> Subject: FW: Vintage at Tukwila - TIA Hi Cyndy — I need to know when PW will be able to finalize their review and potential conditions for the rezone. Working back from a May 21 hearing date means that a consensus needs to be reached by April 25 that that hearing date can be met. Let me know what your timeline is. Thanks. Moira From: Kassi Leingang<kassi.leingang@transpogroup.com> Sent: Monday, April 16, 2018 9:06 AM To: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov>; Cyndy Knighton <Cyndy.Knighton@TukwilaWA.gov> Cc: Ryan Patterson<rpatterson@Vintagehousing.com>; Mike Swenson<mike.swenson@transpogroup.com>; MujibK@brhinc.com Subject: Vintage at Tukwila - TIA Hi Moira and Cyndy, The traffic study for the rezone associated with the Vintage at Tukwila development is attached. Please let us know if you have any questions or comments. 2 City of Tukwila definition of Senior Citizen Housing "Senior citizen housing" is housing in a building or group of buildings with two or more dwelling and/or sleeping units, restricted to occupancy by at least one senior citizen per unit, and may include Food Preparation and Dining activities, Group Activity areas, Medical Supervision or other similar activities. Such housing is further distinguished using funding restrictions, covenants between the developer, tenants, operators and/or the City or other agreements that restrict the development to those individuals over 60 years of age. Senior Citizen Housing strategies may include provisions for units dedicated to persons under 60 years of age that have medical conditions consistent with definitions in the Americans with Disabilities Act; however, the percentage of such units may not exceed 20% of the total units. These facilities may not include populations requiring convalescent or chronic care, as defined under RCW 18.51. 14.78 acres (There are six wetlands and one stream, the area of which have not been calculated; The sensitive area analysis lists the northernmost tax parcel on the north side of unimproved S 108 Street, but the survey does not include mapping of that parcel.) Senior Housing is allowed at 60 units per acre 886 units allowed per gross acre. Multi -family is allowed at 2,000 sq. ft. per unit or 321 units. LDR at 6,500 sq ft minus about 20% for streets : 79 lots/houses .(Net Acre: A measure of horizontal area for calculating development potential. At the area -wide planning level, net acre refers to the gross acre less the estimated area to be transferred (e.g. sale, dedication or donation) to public ownership from individual parcels. Net acreage is typically 67-75% of gross acreage, and depends largely on the amount of road right-of-way. Net acre also excludes area for parks and schools. At the site development level, this is the total acreage of a parcel less the area transferred to public ownership. The remaining net acreage is the basis for determining development density and potential. Net acre typically includes easement areas.) What is the definition of LU#252 and does it meet the City's definition? Are the transportation facilities adequate for the additional 244 daily trips? Given the inadequacy of the work to date, does it make sense to just list concerns and suggestions and then have them provide analysis that refutes??? Haw otme,6L,T14- erl\-(A,(_-046/1e,A. 2_ ro_a jAvy".40t- 66-Y V1( (1-)*- � *Cr.5e13/1(>1 aAr)u S(S. etnatr3. c_ Thanks, Kassi Leingang, PE I Transportation Engineer Kassi.Leingang@transpogroup.com t 425-821-3665 I d 425-896-5240 transpogroup 3 l 1 transpo WHAT TRANSPORTAT+ON CAN BE. MEMORANDUM r Date: April 16, 2018 TG: 1.18070.00 To: Moira Bradshaw and Cyndy Knighton — City of Tukwila From: Mike Swenson PE, PTOE & Kassi Leingang PE — Transpo Group cc: Ryan Patterson and Carl Dominguez — Vintage Housing Subject: Proposed Rezoing and Associated Development Traffic Impact Analysis This memorandum provides an assessment of the proposed re -zone from Low Density Residential (LDR) to High Density Residential (HDR) of the existing undeveloped land located southwest of the 47th Avenue S/S Ryan Way intersection in Tukwila. This memorandum presents the project description and a proposed rezone, the roadway network, traffic safety, trip generation, traffic volumes, traffic operations, and sight distance. The scope of this analysis was coordinated with City staff.. Project Description and Rezoning The proposed development and area to be rezoned is located west of 47th Avenue S and south of S Ryan Way. The specific project proposal which accompanies the rezone request includes the construction of up to 247 senior housing units (see Attachment A) on an approximately 14.78-acre undeveloped property. This 14.78-acre area is shown in Attachment B. The site of the proposed project is currently zoned as Low Density Residential (LDR). The proposed project would require a change from the current zoning of the project site to High Density Residential (HDR). Access to the site is proposed via connections to 47th Avenue S. In order to evaluate the impacts of the change in zoning from LDR to HDR for the proposed 14.78- acre site, 4 land use scenarios were evaluated which include: • LDR — The project site developed under the current zoning allows for up to 6.5 single family homes per acre, equating to up to 96 single family dwelling units. • HDR — The proposed zoning would allow for multi -family or senior housing to be developed and the following HDR development options were analyzed. o Multi -family Development — The project site developed under the current zoning allows for up to 21.7 multi -family units per acre, equating to up to 321 multi -family units. o Senior Housing Development — The project site developed under the current zoning allows for up to 60 senior housing units per acre, equating to up to 887 senior housing units. o Proposed Project — As noted above, the proposed project would construct up to 247 senior housing units on the project site. Analysis Scope Based on discussions with City staff, the analysis included a trip generation comparison of the proposed use to the maximum level of development under the rezone, road capacity based on the average daily traffic data along 47th Avenue S along with weekday PM peak hour operations at the 47th Avenue S/S Ryan Way intersection. 12131 113th Avenue NE, Suite 203, Kirkland, WA 98034 I 425.821.3665 I transpo .com Roadway Network The following sections describe the existing street network, non -motorized facilities, and transit service provided within the vicinity of the proposed project as well as any anticipated changes resulting from planned improvements. 47th Avenue S is a two-lane residential street south of S Ryan Way approximately 26 feet wide allowing parking along the west side of the roadway. S Ryan Way is a four -lane roadway in the vicinity of the project. Sidewalks are provided along either side of the roadway. There are no bicycle or parking facilities. Transit service in the study area is provided by King County Metro and Sound Transit Link Light Rail. The nearest transit stop to the project site is located east of the site along 51st Avenue S at S Ryan Way, approximately 0.4 miles away. This transit stop is served by the King County Metro 107 bus route with service to/from Beacon Hill, Renton, and Georgetown. The Sound Transit Link Light Rail provides transit service along Martin Luther King Jr Way S, with the nearest station to the project site at the Rainier Beach Station. The station is located at the Martin Luther King Jr Way S/S Henderson Street intersection, approximately 1.1 miles north of the project site. Planned Improvements Based on a review of the City of Tukwila 2017-2022 Financial Planning Model and Capital Improvement Program (CIP), no projects were identified within the vicinity of the project site that were assumed in this analysis. Traffic Safety Recent collision records were reviewed within the vicinity of project to identify existing traffic safety issues. The most recent three-year summary of accident data from Washington State Department of Transportation (WSDOT) is for the period between January 1, 2015 and December 31, 2017. During the 3-year collision history reviewed, there were 4 collisions reported at the 47th Avenue S/S Ryan Way, 3 collisions along S Ryan Way (2 collisions west of 47th Avenue S and 1 collision east of S Ryan Way), and 1 collision along 47th Avenue S south of S Ryan Way for a total of 8 collisions near the project site. Eight collisions in the vicinity of the project site is equivalent to less than 3 collisions per year on average. Of the 8 collisions, the majority of the collisions resulted in property damage only. Trip Generation Weekday daily, AM, and PM peak hour trips were estimated for the 4 future land use scenarios based on the Institute of Transportation Engineers (ITE) in Trip Generation Manual (10th Edition, 2017). The 4 land use scenarios are described below: • LDR - up to 96 single family dwelling units based on per ITE's Single -Family Detached Housing (LU #210). • HDR (Multi -family Development) — up to 321 multi -family units per ITE's Multifamily Housing (Mid -Ride) (LU #221). r 2 • HDR (Senior Housing Development) — up to 887 senior housing units per ITE's Congregate Care Facility (LU #253).1 • HDR (Proposed Project) — up to 247 senior housing units per ITE's Senior Adult Housing -Attached (LU #252).2 Trip generation for the 4 land use scenarios are summarized in Table 1. Table 1. Weekday Development Scenario Trip Generation Comparison Land Use Daily AM Peak Hour PM Peak Hour Land Size Units/Acre Size Total' In Out Totall In Out Total Current Zoning (LDR) Single Family Housing (#210) 14.78 acres 6.5 96 DU 906 18 53 71 60 35 95 Proposed Zoning (HDR1 Apartments (#221) Senior Housing (#253) — per City of Tukwila's definition Senior Housing (#252) — proposed project 14.78 acres 21.7 321 DU 1746 30 86 116 86 55 141 14.78 acres 60 887 DU 1792 37 25 62 85 75 160 247 DU 914 17 32 49 35 29 64 Note: DU = dwelling units, LDR = Low density residential, HDR = high density residential 1. Trips based on ITE's Trip Generation Manual, 10th Edition (2017). Under the current zoning, the site would generate up to 906 new daily weekday daily trips with 71 trips occurring during the weekday AM peak hour and 95 trips during the weekday PM peak hour. With the change in zoning from LDR to HDR, the maximum development on the HDR zoning would generate between 1,746 and 1,792 new daily weekday daily trips with 62 to 116 trips occurring during the weekday AM peak hour and 141 to 160 trips during the weekday PM peak hour. The proposed project is anticipated to generate approximately 914 new weekday daily trips with 49 trips occurring during the weekday AM peak hour and 64 trips during the weekday PM peak hour. Traffic Volumes Weekday PM peak hour traffic counts were collected at the 47th Avenue S/S Ryan Way intersection in April 2018. Figure 1 illustrates the existing weekday PM peak hour traffic volumes at the 47th Avenue S/S Ryan Way intersection, rounded to the nearest 5 vehicles. The detailed traffic count is provided in Attachment C. Future (2022)3 without -development traffic volumes were forecasted by applying an average annual growth rate of 1.5 percent to existing traffic volumes per coordination with City of Tukwila 'The City of Tukwila's definition of senior housing is "Senior citizen housing" is housing in a building or group of buildings with two or more dwelling and/or sleeping units, restricted to occupancy by at least one senior citizen per unit, and may include Food Preparation and Dining activities, Group Activity areas, Medical Supervision or other similar activities. Such housing is further distinguished using funding restrictions, covenants between the developer, tenants, operators and/or the City or other agreements that restrict the development to those individuals over 60 years of age. Senior Citizen Housing strategies may include provisions for units dedicated to persons under 60 years of age that have medical conditions consistent with definitions in the Americans with Disabilities Act; however, the percentage of such units may not exceed 20% of the total units. These facilities may not include populations requiring convalescent or chronic care, as defined under RCW 18.51." — This definition is consistent with ITE's description of Congregate Care Facility which includes "centralized amenities such as dining, housekeeping, transportation, and organized social/recreational activities. 2 ITE's description of Senior Adult Housing -Attached is consistent with the proposed use which includes limited social or recreational services but generally lacks centralized dining and onsite medical facilities. 3 The 2022 horizon year is consistent with the City of Tukwila's current CIP. r 3 staff. No pipeline4 or in -process projects were identified by City staff to be included that would be constructed by the project's 2022 horizon year. Future (2022) without -development weekday PM peak hour traffic volumes reflecting the background growth are shown on Figure 1. Existing Conditions Future (2022) Without -Development 1 47th Ave S Ryan 5 5 )J 930+ 51ir 0 S Way 0 1 0 �k.0 -.-425 `o O471h Ave S Ryan 5 5,_J + 985450 5� 1 S Way 0 0 1 L&0 + 1rfo 0 Figure 1 - Existing and Future Undeveloped Weekday PM Peak Hour Volumes Travel patterns for vehicular traffic to and from the proposed site were based on a review of existing travel patterns in the vicinity of the project which showed approximately 60 percent of the trips to/from the west and 40 percent to/from the east of 47th Avenue S along S Ryan Way. The weekday PM peak hour trips for each of the 4 land use scenarios were assigned to the study area based on the travel patterns which were added to future without -development weekday PM peak hour traffic volumes to form the basis of the with -project analysis. The resulting 2022 with - project traffic volumes for each of the identified development opportunities are shown on Figure 2. LDR - Single -Family HDR - Multi -Family 47th Ave S O47th Ave S S Ryan Way S Ryan Way 42) i18 47th Ave S S Ryan Way 0 J1� 5, !0 6o , `26 HDR - Senior Housing I Senior Housing (Proposed) OS7Ryan Way OS7Ryan Way 59) (26 47th Ave S S Ryan Way O47th Ave S S Ryan Way 0 0 1 L Jl� k.0 5) t0 985 -► +450 985 — +450 47') (18 29r 65) `26 � i� 0 0 985 — +450 64) `26 0 24) 20 i11 9 047th Ave S S Ryan Way 0 5l� 5! !0 985 -� +450 281 `11 Figure 2 - Future With -Development Weekday PM Peak Hour Volumes 0 hl 4 Pipeline projects include developments that have been approved, but have not been constructed or not generating traffic within the defined study area for this analysis. r 4 In addition to the turning movement counts that were collected at the 47th Avenue S/S Ryan Way intersection, average daily traffic (ADT) was collected along 47th Avenue S, south of S Ryan Way. The ADT was collected over 3-midweek days in April 2018 and the detailed counts are included in Attachment D. The mid -week average hourly traffic volumes along 47th Avenue S are shown in Figure 3. As shown, the peak traffic volumes occur during the weekday PM peak hour and is the focus of the operational analysis in the following section. The ADT along 47th Avenue S was approximately 100 vehicles with approximately 10 vehicles during the weekday PM peak hour. 0 < < < < o o 0 0 o o 0 0 < < < < < < < < rl a a CL a a a a a rl rL a 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 N .-i N M V V1 lD n CO 61 O ,-1 M V V1 l0 r W Q1 O c-1 ri e-I ci e-I c-I ci • •Total Volumes along 47th Ave S Figure 3 - Mid -Week Average Hourly Traffic Volumes along 47th Avenue S Traffic Operations The operational characteristics of an intersection are determined by calculating the intersection level of service (LOS). At unsignalized side -street, stop -controlled intersections, LOS is measured by the average delay on the worst -movement of the intersection. Traffic operations and average vehicle delay for an intersection can be described qualitatively with a range of levels of service (LOS A through LOS F), with LOS A indicating free -flowing traffic and LOS F indicating extreme congestion and long vehicle delays. Attachment E contains a detailed explanation of LOS criteria and definitions. Weekday PM peak hour traffic operations for existing and future conditions were evaluated at the study intersections based on the procedures identified in the Highway Capacity Manual (HCM) (2010), and were evaluated using the Synchro 9.1 software program. The intersection operations are summarized in Table 2. Detailed LOS worksheets for each intersection analysis are included in Attachment F. Table 2. Existing and Future Weekday PM Peak Hour LOS Summary at the 47th Avenue S/S Ryan Way Intersection Scenario Weekday PM Peak Hour 95th Percentile LOS' Delay2 WM3 Queue (Vehicles) Existing (2018) E 35 NB Up to 1 Vehicle Future (2022) Without -Development E 39 NB Up to 1 Vehicle Future (2022) LDR — Single Family Homes (96 DU) E 50 NB Up to 2 Vehicles Future (2022) HDR — Multi -Family (321 DU) F 70 NB Up to 3 Vehicles Future (2022) HDR — Senior Housing (887 DU) F 96 NB Up to 4 Vehicles Future (2022) HDR — Proposed Project (247 DU) E 44 NB Up to 1 Vehicle 1. Level of Service (A — F) as defined by the Highway Capacity Manual (TRB, 2010) 2. Average delay per vehicle in seconds. 3. Worst movement reported for unsignalized intersections. r 5 As shown in Table 2, the 47th Avenue S/S Ryan Way intersection currently operates at LOS E, and would continue to operate at LOS E under future (2022) without -development conditions with an additional 4 seconds of delay anticipated during the weekday PM peak hour. With the development of site under the current zoning, the intersection is forecast to continue to operate at LOS E with an additional 11 seconds of delay relative to future without -development conditions. Assuming maximum development of the 14.78 acre site under HDR as either multifamily or senior housing, the 47th Avenue S/S Ryan Way intersection is forecast to operate at LOS F with up to 96 seconds of delay. However, if the proposed project is developed under the HDR zoning on the site, the 47th Avenue S/S Ryan Way intersection is forecast to operate at LOS E with an increase of 5 seconds of delay relative to future undeveloped conditions, which represents a better LOS than under the current zoning with 96 dwelling units. The current intersection configuration does not provide a left -turn pocket for traffic turning from Ryan Way, south to 47th Avenue. The delay for vehicles turning left from Ryan Way was approximately 11 seconds for all future development scenarios (both LDR and HDR). In addition to the intersection level of service analysis at the 47th Avenue S/S Ryan Way intersection, the anticipated queues at the intersection was also reviewed. The 95th percentile queues were estimated using Synchro 9.1, consistent with the intersection level of service analysis. The queues are summarized in Table 2 and the queuing worksheets are included in Attachment F. As shown in Table 2, the existing and future without -development queues are estimated to be up to 1 vehicle. With the development of the site under the current zoning, the queues are forecast to be up to 2 vehicles. Assuming a change in zoning, developing the site to the maximum allowed multi -family or senior housing would result in queues of up to 3 vehicles and 4 vehicles, respectively. If the site was developed with the proposed project under the proposed zoning, the queueing would continue to be up to 1 vehicle, consistent with the existing and future without -development conditions. General roadway capacity of 47th Avenue was also reviewed in consideration of the existing and future ADT. As noted above, the capacity of the intersection is determined based on a review of the intersection LOS. As shown in the existing counts, the ADT on 47th Avenue averaged approximately 100 vehicles per day over the three-day period. Considering the maximum land use of 887 senior housing units per the City's senior housing definition, the ADT is projected to increase to 1,900 vehicles per day along 47th Avenue S. Under the specific project proposal, the ADT is projected to increase to approximately 1,000 vehicles per day along 47th Avenue S. Sight Distance Sight distance was evaluated at the existing 47th Avenue S/S Ryan Way intersection. Consistent with the City of Tukwila standards, the sight distance was measured based on A Policy on Geometric Design of Highways and Streets, 6th Edition produced by the American Association of State Highway and Transportation Officials (AASHTO). The stopping sight distance is the distance needed for a vehicle to safely stop. The entering sight distance is the distance needed for vehicles to not disrupt' the traffic flow of the main roadway. Based on a 40-mph design speed, the recommended stopping sight distance along the major roadway is 355 feet east of 47th Avenue S due to the 9 percent downgrade and 270 feet west of 47th Avenue S due to the 9 percent upgrade along S Ryan Way. Similarly, the recommended entering sight distance for a vehicle exiting the minor street onto a major roadway with design speed of 40 mph is 475 feet for a 4-lane roadway. The sight distance triangles are shown in Attachment G. Field measurements of the available sight distance were conducted at the existing 47th Avenue S/S Ryan Way intersection. Stopping sight distance is available to the recommended distances per AASHTO stopping sight distance standards both east and west of 47th Avenue S along S Ryan Way. Entering sight distance is Disrupt as defined per AASHTO means that "most major -road drivers should not need to reduce speed to less than 70 percent of their initial speed." (A Policy on Geometric Design of Highways and Streets, 6th Edition) r 6 available at greater than the recommended 475 feet for a 4-lane roadway west of 47th Avenue S along S Ryan Way. Entering sight distance is available to approximately 455 feet east of 47th Avenue S, which is greater with the recommended distance for a crossing 1 lane of traffic, but approximately 20 feet less than the recommended distance for crossing 2-lanes of traffic. As noted however, the stopping sight distances are met, thus the safety of the intersection is not comprised. Summary of Findings The following highlights the key findings of this analysis. • Several land use scenarios were evaluated which resulted in a range of PM peak hour trip generation from 64 to 160 vehicles. • The ADT along 47th Avenue was forecast for the 4 land use scenarios. The current ADT along 47th Avenue S is approximately 100 vehicles per day, and the future ADT is projected to increase to up to approximately 1,900 vehicles per day with the most intense zoning alternative. • Intersection operations at the 47th Avenue/Ryan Way intersection are projected to operate at LOS E without any development on the site. Under the highest density development, the intersection operations are projected to degrade to LOS F. With the current development proposal of senior housing, the intersection would operate at LOS E, which is better than what would be expected if developed under the current zoning. • Sight distance triangles at the intersection of 47th Avenue/Ryan Way were reviewed per City of Tukwila standards. This intersection is existing and no changes are proposed. Based on the City requirements, the stopping sight distance standards are met from the east and the west approaches to the intersection. The entering sight distance, which is more of an operational requirement, is met to the west of the intersection, but is approximately 20 feet short looking east of the intersection. r 7 Attachment A: Preliminary Site Plan /". tom tasp.uo.01Au rm. q 1,011139E 605 1,02136 ./ L./ apn• 'one emarartu ejnioalitloie UOSIO LUO4SAU 2 8 ,- \ NOIONINSVMviim)ini AVM NVAH 1bi OS PuB Hinos 3AV Hilt le 30V1NIA E. 5 5 ° g ; I- I1 J_.____1_ _ //1 L_ U311110 OW FOOS 11N3AV 0L89 SAYM et0111..19 / ti I • . . . . •.•.• • " •.•...• Co t*. t -___,---- - —r—t -r—' 1111111i1111111 1 Attachment B: Site Area f � Comprehensive Plan and Zoning Map Amendment from Commercial Light Industrial and Low Density Residential to High Density Residential Four parcels totaling 644,002 sq. ft. or 14.78 acres 03 23 049149 476800031 5476800276 5476800275 5476800040 5476800274 5476W00"Ci62 5 76800055 0-5 47680006,1 0323049034 \� et •\ 186,001 sq. ft. 3348401860 LDR 54761800069 5476800070 687420052�I 6874200326-N 16874200440 6874200530 I o—6874200465 ",-' 6874208416 o L 6874200480 1 68 4200360 6874 n 6.874�004_$1 68I74200370 ici 68742003� 5 68.7�290275 6874220 570 �68.74200515 687420t►265 r' 0 6874200 3348401820 68742_b-0590 N o 6£ in al c o 0 687420� Q d f0 687420C / e► 687470C 158,558 sq.ft. 39,390 sq. ft. 547 lkIN11 032 476800050 5478800260 /' 5478800255 / v. 1 1 L 0 q 54768002: N� 0 0 M 00 o —547r6800 2 �o �} o 54768002: 54 R •$00060 o e /0 oa w' N n 54768002: 5476800067~ .` ev _.---Ln 5476800090 0 5,4768001 5476800068 5476800100 0 0 ti, 5 476800801 N a �— J g00 0 o an- 6874200320 0874 to Q N n I 33 48401810 0 n in 0 6874� 20C 71,874 sq. ft. CO A n0co / / n ~o168742OC 0 r �i'1, 0 0 1- 3348401800 6874200650 q P 1. 68742' `` —J ` 0_ �d1 0� - . �6874 0 0 I° 3348402700 3348401790 3348401780 0 0 0 n 0 Attachment C: Weekday PM Peak Hour Traffic Counts i� www.idaxdata.com 2 N 47TH AVE S gg 0 2 1 938 -> 931 6 S RYAN WAY 47TH AVE S S RYAN WAY Peak Hour N O O O TEV: 1,370 PHF: 0.91 0 MOO S RYAN WAY 0 427 ra 0 427 931 47TH AVE S Date: Tue, Apr 10, 2018 Count Period: 4:00 PM to 6:00 PM Peak Hour: 4:30 PM to 5:30 PM f 0 HV %: PHF EB 0.3% 0.93 WB 0.5% 0.87 NB 0.0% 0.75 SB 0.0% 0.50 TOTAL 0.4% 0.91 1 of° Two -Hour Count Summaries Interval Start S RYAN WAY S RYAN WAY 47TH AVE S 47TH AVE S Eastbound UT LT TH RT Westbound UT LT TH RT Northbound UT LT TH RT Southbound UT LT TH RT 15-min Total Rolling One Hour 4:00 PM 4:15 PM 4:30 PM 4:45 PM 5:00 PM 5:15 PM 5:30 PM 5:45 PM 0 0 204 1 0 1 216 0 0 0 223 1 0 0 235 1 0 1 248 2 0 0 225 2 1 0 197 2 1 0 150 1 0 1 76 0 0 1 103 2 0 0 95 0 0 0 91 0 0 0 123 0 0 0 118 0 0 0 86 0 0 0 92 0 0 0 0 0 0 0 0 1 0 1 0 0 0 1 0 0 0 1 0 0 0 0 0 0 0 2 0 0 0 1 0 0 0 0 0 0 0 2 0 1 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 1 0 0 0 0 0 0 0 0 282 327 320 328 376 346 288 245 0 0 0 1,257 1,351 1,370 1,338 1,255 Count Total 2 2 1,698 10 0 2 784 2 0 6 0 1 0 2 0 3 2,512 0 Peak Hour 0 1 931 6 0 0 427 0 0 3 0 0 0 0 0 2 1,370 0 Note: Two-hour count summary volumes include heavy vehicles but exclude bicycles in overall count. Interval Start Heavy Vehicle Totals Bicycles Pedestrians (Crossing Leg) EB WB NB SB Total EB WB NB SB Total East West North South Total 4:00 PM 4:15 PM 4:30 PM 4:45 PM 5:00 PM 5:15 PM 5:30 PM 5:45 PM 2 4 0 0 6 1 1 0 0 2 0 0 0 0 0 1 1 0 0 2 1 0 0 0 1 1 1 0 0 2 2 2 0 0 4 0 2 0 0 2 0 0 0 0 0 1 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o 0 0 0 0 0 0 0 0 0 0 • 0 0 0 0 0 0 0 0 0 0 0 0 0 Count Total 8 11 0 0 19 1 1 0 0 2 0 0 0 0 0 Peak Hour 3 2 0 0 5 0 1 0 0 1 0 0 0 0 0 Mark Skaggs: (425) 250-0777 mark.skaggs@idaxdata.com Attachment D: Average Daily Traffic Volume Counts DATA SOLUTIONS C 7 V1 m a IL 1- C m Mid -Week Average CO N IO co O N ao 0 CO 0 CO 0 N 4 CO 0 N CO 0 N O H N m z a 1- m z W N m z F m N z m F m w Z H m co m W F m M F M CO O a- 0 0 0 M In CO CO N r) In N CO V. (0 0) CO 0) t() C 1- (O N O O 0 0 0 0 N C) a- a- a- N M co C In C (') N (') a) O O 0 0 0 N (') 1O e- N M a M N C If) I!) e- N C CO 0 O 0 0 0 0 C C h r- M O O c') C N I- in a0 r- <n t• O O 0 0 0 N M 0 N N 0 0 .- C CO CO N (O C N M O O 0 0 0 (') CO C a- 0 (n 0 0 N 0 CO C M N CO CO C 0 O N 0 0 0 N (n CO N CO a- C O (n a0 N co C O co in a-0 0 0 O N N — N 0 a- .- (n C M 41) C C CO 0 C a- 0 0 0 N (') (O — — M 0 (n a- N CO CO 1) r- 0 C 0 0 0 0 0 N N co V) N O h O co to to N N (n co n co O O O O O O N M CO s- 0 CO N C CO C C C C N c7 C M N 0 0 0 0 0 N M (n N a- 0 C M C N M N CO 0 N C C O < < < < < < < • < < • o 0 o d d a • d Cl_ • d • d d d 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O 0 0 0 0 0 0 0 O 0 0 0 O co O O O O O O O O (Si O O O O O O O O O O N i') C In (O h (0 6 a- . — — N M 4 (!) 6 h 6 6 a C O 0 0 h a to 0) ICI 0 h N m u a 1. Mid -week average includes data between Tuesday and Thursday. E u) t 0 a) w ) a) 47TH AVE S BTWN RYAN WAY & S 109TH ST c 0 C) 0 J Count Direction: Northbound / Southbound 4/10/2018 to 4/12/2018 Northbound L E E t t E E ▪ h O) o O) ti O) — U) O) C) a) N U) N- N (O h O) C) Mean (Average) Speed 10 mph Pace Percent in Pace Southbound co E cn 0 d G N 0 Y 0 0 a a co 0 0 Northbound t . L Q Q Q E E E E E E CO CO N 00 I1 O N CO C 0 0 C0 L 0 0 o o a a L .c o 1.0 CO 95th Percentile Southbound r o 00 c N N 50th Percentile (Median) 85th Percentile 95th Percentile 0 o as cd N X N N rn 0) d) Y ) U) 0 t6 N� E / N 1- N Q) O 07 ao } co O N r m CO 0 W co cTr c 0 O O) Q Q) Q • N O c 00 a V y L 0 .+ d 0) 0 J 0 CO H Z Speed Range (mph) Total 0 - 10 10 -15 15 - 20 20 - 25 25 - 30 30 - 35 35 - 40 40 - 45 45 - 50 50 - 55 55 - 60 60 - 65 65 - 70 70 - 75 75 - 80 80 - 85 85 + Volume O O 0 0 0 N C9 1() N< 0 et M V N< C) N CO 0 N < 7 0 (Percent 7.8% 17.6% 29.4% 19.6% 25.5% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 12:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 AM 0 0 1 0 1 0 0 0 0 0 0 0 0 0 0 0 0 6:00 AM 0 0 0 1 2 0 0 0 0 0 0 0 0 0 0 0 0 7:00 AM 1 1 2 0 1 0 0 0 0 0 0 0 0 0 0 0 0 8:00 AM 0 0 1 0 1 0 0 0 0 0 0 0 0 0 0 0 0 9:00 AM 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 10:00AM n 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 11:00 AM 1 0 1 1 1 0 0 0 0 0 0 0 0 0 0 0 0 12:00 PM 0 0 1 1 1 0 0 0 0 0 0 0 0 0 0 0 0 1:00 PM 0 0 0 2 2 0 0 0 0 0 0 0 0 0 0 0 0 2:00 PM 0 1 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 PM 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 PM 0 2 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 0 1 0 1 0 0 0 0 0 0 0 0 0 0 0 0 6:00 PM 1 2 2 2 1 0 0 0 0 0 0 0 0 0 0 0 0 7:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8:00 PM 0 1 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 9:00 PM 1 1 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 10:00 PM 0 0 1 2 1 0 0 0 0 0 0 0 0 0 0 0 0 11:00 PM 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 O 0 0 0 0 0 0 0 0 0 0 M ..- a in O) v A' 0 H Speed Statistics 11.7 - 21.7 M CO LO 0) N a a) a) O) c.) rri al • U N as > L C Q o E U O !0 E E 0o ID d 0) a cn c O) 1 0) a ID 0 L L L E E E N CO N Q) h CO - N N c m ) N 2 0) 0 N c c U U co aaa . . L o co a) U n O 0 in '8 N X N orN CO rn a) f0 Y 0 I) Y Y 03 2 E 47TH AVE S MINN RYAN WAY & S 109TH ST DATA SOLUTIONS co O a.+O CO CO c o 0 ✓ N a 1 Speed Range (mph) Total 0 0 0 0 0 0 N C) M r 0 C) N et CM V et m' N M Cl N (Total 3 9 19 14 5 1 0 0 0 0 0 0 0 0 0 0 0 51 Percent 5.9% 17.6% 37.3% 27.5% 9.8% 2.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 12:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5.00AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 6:00 AM 1 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:00 AM 0 2 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8:00 AM 2 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 9:00 AM 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 10:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 11:00AM 0 0 2 1 0 0 0 0 0 0 0 0 0 0 0 0 0 12:00 PM 0 0 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 PM 0 1 1 2 0 0 0 0 0 0 0 0 0 0 0 0 0 2:00 PM 0 0 1 2 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 PM 0 0 1 3 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 PM 0 2 0 2 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 0 2 1 0 1 0 0 0 0 0 0 0 0 0 0 0 6:00 PM 0 2 1 1 0 0 0 0 0 0 0 0 0 0 0 0 0 7:00 PM 0 1 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8:00 PM 0 0 2 0 1 0 0 0 0 0 0 0 0 0 0 0 0 9:00 PM 0 0 2 1 1 0 0 0 0 0 0 0 0 0 0 0 0 10:00 PM 0 0 2 0 1 0 0 0 0 0 0 0 0 0 0 0 0 11;00PM 0 0 0 1 1 0 0 0 0 0 0 0 0 0 0 0 0 L L E E rn v n N CO CO Speed Statistics L . L Q Q Q E E E co in 4 O V !•- ▪ N N c m a) 2 U) U) 0) a CD a a a L L L CO rn M N. N. 0 o ni t0 LO N X N v � V) y 0) 40 Y Y Y Y C0 N 2 E V) S 1- O) O V) o5 >- IX co O H T-N m a (/) o W 0,CO Q O o (y • O • a 0. Q) 0 R 0 C �V) 0 - • U C t y ww N t+ J V) Z Speed Range (mph) Total 0-10 10-15 15-20 20-25 25-30 30-35 35-40 40-45 45-50 50-55 55-60 60-65 65-70 70-75 75-80 80-85 85+ Volume O a- 0 0 0 N CO (0 a- a- a- M 0 0 a- N CO CO 1n a- 0 al• e- 0 O 0 (Percent 8.3% 20.8% 27.1% 25.0% 8.3% 6.3% 4.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 12:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 AM 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 2:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 AM 0 0 1 0 1 0 0 0 0 0 0 0 0 0 0 0 0 6:00 AM 0 0 0 2 0 0 1 0 0 0 0 0 0 0 0 0 0 7:00 AM 2 2 1 1 0 0 0 0 0 0 0 0 0 0 0 0 0 8:00 AM 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 9:00 AM 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 10:00 AM 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 11:00 AM 0 0 0 2 1 0 0 0 0 0 0 0 0 0 0 0 0 12:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 PM 0 0 3 0 2 0 0 0 0 0 0 0 0 0 0 0 0 2:00 PM 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 PM 0 0 1 0 0 1 0 0 0 0 0 0 0 0 0 0 0 4:00 PM 0 2 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 PM 1 2 3 2 0 0 0 0 0 0 0 0 0 0 0 0 0 6:00 PM 0 1 1 2 0 1 0 0 0 0 0 0 0 0 0 0 0 7:00 PM 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 8:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 9:00 PM 1 2 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 10:00 PM 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 11:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O co co 0 O 0 N C) st N M a- O v 16 H L E E - N CO In Speed Statistics R E E 0, 0 G) a V) N C m 1 d a >a 0 L L L a 0. 0. E E E 1.0 N N CO f0 N 2 0) (I) c c c U U U a°a a° L _c L LC) CO 0) 0 1- J 0 47TH AVE S BTWN RYAN WAY & S 109TH ST 4/10/2018 to 4/12/2018 Speed Range (mph) Total Time 0 -10 10 -15 15 - 20 20 - 25 25 - 30 30 - 35 35 - 40 40 - 45 45 - 50 50 - 55 55 - 60 60 - 65 65 - 70 70 - 75 75 - 80 80 - 85 85 + Volume I O a- 0 0 0 0 N N a- N 0 (n of M ((1 et a CI 0 of N O O O O O. O O O O O O O 1- Percent 8.5% 29.8% 27.7% 25.5% 8.5% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 12:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 AM 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 2:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 6:00 AM 1 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:00 AM 0 1 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 8:00 AM 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 9:00 AM 0 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 10:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 11:00 AM 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 12:00 PM 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 PM 0 1 3 1 0 0 0 0 0 0 0 0 0 0 0 0 0 2:00 PM 1 3 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 PM 0 1 1 1 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 PM 0 1 3 1 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 3 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 6:00 PM 0 0 1 2 1 0 0 0 0 0 0 0 0 0 0 0 0 7:00 PM 0 0 3 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 9.00PM 1 0 0 3 0 0 0 0 0 0 0 0 0 0 0 0 0 10:00 PM 0 1 0 1 2 0 0 0 0 0 0 0 0 0 0 0 0 11:00 PM 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 L L E E o r Speed Statistics N (7 co M (D L L L Q Q Q E E E O M O N N 95th Percentile r � mg 't-,:— • 47TH AVE S BTWN RYAN WAY & S 109TH ST OATA SOLUTIONS CO N r 0 C N N a Q R o 0 ( r 0 c) : 0 o J CI cl) H Z 4/10/2018 to 4/12/2018 Speed Range (mph) Total Time 0-10 10-15 15-20 20-25 25-30 30-35 35-40 40-45 45-50 50-55 55-60 60-65 65-70 70-75 75-80 80-85 85+ Volume O O O O O M M a} .,O M) . O O N O 1O V C) N CO M V O ITotal 5 5 17 9 5 3 0 0 0 0 0 0 0 0 0 0 0 44 Percent 11.4% 11.4% 38.6% 20.5% 11.4% 6.8% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 12:00AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 AM 0 0 2 1 0 0 0 0 0 0 0 0 0 0 0 0 0 6:00 AM 0 0 1 0 1 1 0 0 0 0 0 0 0 0 0 0 0 7:00 AM 1 0 2 0 1 0 0 0 0 0 0 0 0 0 0 0 0 8:00 AM 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 9:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 10:00 AM 0 2 1 1 1 0 0 0 0 0 0 0 0 0 0 0 0 11:00 AM 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 12:OOPM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2:OOPM 0 0 1 1 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 PM 2 2 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 1 2 0 0 1 0 0 0 0 0 0 0 0 0 0 0 6:00 PM 0 0 1 1 1 0 0 0 0 0 0 0 0 0 0 0 0 7:00 PM 1 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 8:OOPM 0 0 3 0 0 0 0 0 0 0 0 0 0 0 0 0 0 9:00 PM 1 0 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 10:00 PM 0 0 0 3 0 1 0 0 0 0 0 0 0 0 0 0 0 11:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 y 0 47. a+ 10 N G1 a. L L a a 2 E E' r) o of Lri N 0 tri co 4) 0 a a) co O U > 0 C L C a as E U a 2 o a co E E N Ts 0 o. U) 0 0 1 0 a 0 L L L a a E E E o co M o r-- N M f6 'D N 0 0 0 c c c 0 0 0 a a a trt In CO rn O O N (NI ui DATA SOLUTIONS 47TH AVE S BTWN RYAN WAY & S 109TH ST L Q m Q a d co o • 0 D = rt 0 U ! O ( " .0 J Ci (./) I— Speed Range (mph) Total O O O O O,-— M O.— N N O O a at (0 M N CO at N M e- N a 0 (Percent 0.0% 9.5% 35.7% 40.5% 9.5% 4.8% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 12:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 AM 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 6:00 AM 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 7:00 AM 0 1 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 9:00 AM 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 10:00 AM 0 0 1 1 0 0 0 0 0 0 0 0 0 0 0 0 0 11:00 AM 0 0 0 2 0 0 0 0 0 0 0 0 0 0 0 0 0 12:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 PM 0 0 0 0 0 Q 0 0 0 0 0 0 0 0 0 0 0 2:00 PM 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 PM 0 1 1 2 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 PM 0 0 3 2 1 0 0 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 0 2 0 0 1 0 0 0 0 0 0 0 0 0 0 0 6:00 PM 0 1 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 7:00 PM 0 0 2 3 1 0 0 0 0 0 0 0 0 0 0 0 0 8:00 PM 0 0 3 1 0 0 0 0 0 0 0 0 0 0 0 0 0 9:00 PM 0 0 0 1 1 0 0 0 0 0 0 0 0 0 0 0 0 10:00 PM 0 0 0 2 0 1 0 0 0 0 0 0 0 0 0 0 0 11:OOPM 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 N v n m- in a- O :° 0 Speed Statistics L L n ab E E' f•-• M I•- O fir) N N aD r- e) LO a) a) Q a) a) m U m a) U a 0 CD > a_ .0 -C "E. a m E 2 m E E a) a) a 0 a) C V N a T (0 L L . 0. a a E E E • ri N o N M 50th Percentile (Median) a) a) C C U U a a ro 0) N. U N. O (p O (a LO N X U7 N ✓ � rn�) a) co Y a) CO co co as 2 E co f: z t0 J 0 t/) d Q 47TH AVE S BTWN RYAN WAY & S 109TH ST 4/10/2018 to 4/12/2018 N 0 Speed Range (mph) Total Time 0-10 10-15 15-20 20-25 25-30 30-35 35-40 40-45 45-50 50-55 55-60 60-65 65-70 70-75 75-80 80-85 85+ Volume 0 0 0 0 0 N N 1() a- a- N N 0 ) a- 0 a' 10 0 r air M 0 (Total 3 $ 13 9 6 1 0 0 0 0 0 0 0 0 0 0 0 40 Percent 7.5% 20.0% 32.5% 22.5% 15.0% 2.5% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 12:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 AM 0 0 1 0 1 0 0 0 0 0 0 0 0 0 0 0 0 6:00 AM 0 0 0 1 1 0 0 0 0 0 0 0 0 0 0 0 0 7:00 AM 1 1 2 0 1 0 0 0 0 0 0 0 0 0 0 0 0 8:00 AM 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 9:00 AM 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 10:00 AM 0 1 0 1 n n 0 0 0 0 0 0 0 0 0 0 0 11:00 AM 0 0 0 1 1 0 0 0 0 0 0 0 0 0 0 0 0 12:OOPM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 PM 0 0 1 1 1 0 0 0 0 0 0 0 0 0 0 0 0 2:00 PM 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 PM 1 2 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 1 2 1 0 0 0 0 0 0 0 0 0 0 0 0 0 6:00 PM 0 1 1 2 1 0 0 0 0 0 0 0 0 0 0 0 0 7:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8:00 PM 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 9:00 PM 1 1 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 10:00 PM 0 0 0 2 0 1 0 0 0 0 0 0 0 0 0 0 0 11:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Note: Average only condsidered on days with 24-hours of data. L t E E v n 0) a) U a) d c c a) 0 5) E E 7 N 0 0 a) a co 0 0 1 m a >, u) To 0 F L L .c a -0_ E E E 00 (D a0 n O �- N () c (0 'O m 2 a) a) .4.7. .a) .a) 0 0 ` a) a) a) a a a L .c t (1) c0 O) IV 47TH AVE S BTWN RYAN WAY & S 109TH ST 4/10/2018 to 4/12/2018 DATA SOLUTIONS O CD 0) CO Q • ,C c "0 O Zi H u) Speed Range (mph) Total Time 0 -10 10 -15 15 - 20 20 - 25 25 - 30 30 - 35 35 - 40 40 - 45 45 - 50 50 - 55 55 - 60 60 - 65 65 - 70 70 - 75 75 - 80 80 - 85 85 + Volume O O O O O O N N a-. ON a- M N et IL) er' r) M N e' M (Total 2 8 16 13 3 1 0 0 0 0 0 0 0 0 0 0 0 43 I Percent 4,7% 18.6% 37.2% 30.2% 7.0% 2.3% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 12:00AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 6:00 AM 1 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:00 AM 0 1 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8:00 AM 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 9:00 AM 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 10:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 11:00 AM 0 0 1 1 0 0 0 0 0 0 0 0 0 0 0 0 0 12:00 PM 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 PM 0 1 1 1 0 0 0 0 0 0 0 0 0 0 0 0 0 2:00 PM 0 1 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 PM 0 1 1 2 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 PM 0 1 2 2 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 1 1 1 0 1 0 0 0 0 0 0 0 0 0 0 0 6:00 PM 0 1 1 1 0 0 0 0 0 0 0 0 0 0 0 0 0 7:00 PM 0 0 2 1 0 0 0 0 0 0 0 0 0 0 0 0 0 8:00 PM 0 0 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 9:00 PM 0 0 1 2 1 0 0 0 0 0 0 0 0 0 0 0 0 10:OOPM 0 0 1 1 1 0 0 0 0 0 0 0 0 0 0 0 0 11:O0PM 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 Note: Average only condsidered on days with 24-hours of data. O O r` O c) LC) - N CO Z co E E N a) a) a co 0 y c 0 L 0 a T a co 0 0 f L L L a a a E E E r (Dv ao v r-: - N N as a) 2 a) a) c c 0 0 EL a L L (0 CO LO 95th Percentile O !� E E co t 0 Vehicle Classification Re 47TH AVE S BTWN RYAN WAY & S 109TH ST cc (a 0 O J 4/10/2018 to 4/12/2018 FHWA Vehicle Classification Y co N Y 2 U U 2 f 2L r 2 i— cis U) Q) a) a) 7 4 - i •� U N H (6 Y i i U i 7 C • N p) 3 ` 2 65 c 2 a) a) a) a) .� X X I— a) X Q Q N X Q~ N 7 O 11 o 2 a) O X 8 ® C z.5 Q a)X Q; LS N •X_ > X_ a) O > co Li_ U) V) u_ u O — N M CO O 0 • 0 0 U) CO 0 (6 a3 a3 a) a) a) O 0 0 0 0 O 0 0 0 0 0 0 • t• z O J 0 � O 47TH AVE S BTWN RYAN WAY & S 109TH ST CO 0 O N O a c a)Q ci o c o (a c Ti 0 o -0al e.ry U ate.. Q% Qi J co F- Z 4/10/2018 to 4/12/2018 FHWA Vehicle Classification Total 1 2 3 4 5 6 7 8 9 10 11 12 13 Volume O O 0 0 0 N M 0!f N e- 0 V Cl ct N e- 00 N CO 0 N er T' e- v- b 0 'Percent 0.0% 80.4% 11.8% 0.0% 5.9% 2.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 12:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 2:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 AM 0 2 0 0 0 0 0 0 0 0 0 0 0 6:00 AM 0 3 0 0 0 0 0 0 0 0 0 0 0 7:00 AM 0 2 3 0 0 0 0 0 0 0 0 0 0 8:00 AM 0 1 1 0 0 0 0 0 0 0 0 0 0 9:00 AM 0 0 0 0 1 0 0 0 0 0 0 0 0 10:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 11:00 AM 0 2 0 0 1 1 0 0 0 0 0 0 0 12:00 PM 0 2 0 0 1 0 0 0 0 0 0 0 0 1:OOPM 0 4 0 0 0 0 0 0 0 0 0 0 0 2:00 PM 0 2 0 0 0 0 0 0 0 0 0 0 0 3:00 PM 0 1 0 0 0 0 0 0 0 0 0 0 0 4:OOPM 0 2 1 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 2 0 0 0 0 0 0 0 0 0 0 0 6:00 PM 0 8 0 0 0 0 0 0 0 0 0 0 0 7:OOPM 0 0 0 0 0 0 0 0 0 0 0 0 0 8:OOPM 0 1 1 0 0 0 0 0 0 0 0 0 0 9:00 PM 0 4 0 0 0 0 0 0 0 0 0 0 0 10:OOPM 0 4 0 0 0 0 0 0 0 0 0 0 0 11:00 PM 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 e- M 0 O e- O Y 0 H N E N- 0 O f6 O co N X lf) f6 © y rn rn rn rn m m Y u Y Y c`0 co 2 E DATA SOLUTIONS 47TH AVE S BTWN RYAN WAY & S 109TH ST 4/10/2018 to 4/12/2018 FHWA Vehicle Classification Total Time 1 2 3 4 5 6 7 8 9 10 11 12 13 Volume 0 0 0 0 0 0 N M M 0 M N M et V "Cr V N M et Cl N (Total 2 38 8 0 3 0 0 0 0 0 0 0 0 51 Percent 3.9% 74.5% 15.7% 0.0% 5.9% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% ' 12:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 2:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 6:00 AM 0 0 2 0 0 0 0 0 0 0 0 0 0 7:00 AM 0 1 2 0 0 0 0 0 0 0 0 0 0 8:00 AM 1 2 0 0 0 0 0 0 0 0 0 0 0 9:00 AM 0 0 1 0 0 0 0 0 0 0 0 0 0 10:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 11:00 AM 0 2 0 0 1 0 0 0 0 0 0 0 0 12:00 PM 0 1 0 0 1 0 0 0 0 0 0 0 0 1:00 PM 0 3 0 0 1 0 0 0 0 0 0 0 0 2:00 PM 0 2 1 0 0 0 0 0 0 0 0 0 0 3:OOPM 0 4 0 0 0 0 0 0 0 0 0 0 0 4:OOPM 0 2 2 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 4 0 0 0 0 0 0 0 0 0 0 0 6:00 PM 0 4 0 0 0 0 0 0 0 0 0 0 0 7:00 PM 0 2 0 0 0 0 0 0 0 0 0 0 0 8:00 PM 0 3 0 0 0 0 0 0 0 0 0 0 0 9:00 PM 0 4 0 0 0 0 0 0 0 0 0 0 0 10:00 PM 1 2 0 0 0 0 0 0 0 0 0 0 0 11:00 PM 0 2 0 0 0 0 0 0 0 0 0 0 0 M 47TH AVE S BTWN RYAN WAY & S 109TH ST 4/10/2018 to 4/12/2018 DATA SOLUTIO CO a — Cal 0 0 .` t2 Q ii • W C C =I U C t Cti O r a0+ t Jo f/) 'S z FHWA Vehicle Classification Total Time 1 2 3 4 5 6 7 8 9 10 11 12 13 Volume 6 I— 0 0 0 N M tD a— a— a— M 0 10 a— N M CO 10 T. O. e— 0 'Total 0 35 10 0 2 1 0 0 0 0 0 0 0 48 1 Percent 0.0% 72.9% 20.8% 0.0% 4.2% 2.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 12:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 AM 0 1 0 0 0 0 0 0 0 0 0 0 0 2:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 AM 0 2 0 0 0 0 0 0 0 0 0 0 0 6:00 AM 0 3 0 0 0 0 0 0 0 0 0 0 0 7:00 AM 0 3 2 0 0 1 0 0 0 0 0 0 0 8:00 AM 0 0 0 0 1 0 0 0 0 0 0 0 0 9:00 AM 0 1 0 0 0 0 0 0 0 0 0 0 0 10:00 AM 0 0 1 0 0 0 0 0 0 0 0 0 0 11:00 AM 0 2 0 0 1 0 0 0 0 0 0 0 0 12:OOPM 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 PM 0 3 2 0 0 0 0 0 0 0 0 0 0 2:00 PM 0 1 0 0 0 0 0 0 0 0 0 0 0 3:00 PM 0 2 0 0 0 0 0 0 0 0 0 0 0 4:00 PM 0 1 2 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 7 1 0 0 0 0 0 0 0 0 0 0 6:00 PM 0 5 0 0 0 0 0 0 0 0 0 0 0 7:OOPM 0 1 0 0 0 0 0 0 0 0 0 0 0 8:OOPM 0 0 0 0 0 0 0 0 0 0 0 0 0 9:OOPM 0 2 2 0 0 0 0 0 0 0 0 0 0 10:00 PM 0 1 0 0 0 0 0 0 0 0 0 0 0 11:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 E h O N- 0 O 6 tj as N LO t6 N 0) 0) 0) 0) CD 0 U Y Y 0 0 • E i 47TH AVE S BTWN RYAN WAY & S 109TH ST DATA SOLUTIONS CO r O N O. O C O re• CtiO y -0 C.) C .0 O • = O O - o C 3 4/10/2018 to 4/12/2018 FHWA Vehicle Classification Total Time 1 2 3 4 5 6 7 8 9 10 11 12 13 Volume O I- O 0 0 0 N N a- N 0 e- e- 10 et M 1C) et a M O a of e- 0 Percent 0.0% 72.3% 21.3% 0.0% 6.4% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 12:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 AM 0 1 0 0 0 0 0 0 0 0 0 0 0 2:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 6:00 AM 0 1 1 0 0 0 0 0 0 0 0 0 0 7:00 AM 0 1 1 0 0 0 0 0 0 0 0 0 0 8:00 AM 0 0 0 0 1 0 0 0 0 0 0 0 0 9:00 AM 0 1 1 0 0 0 0 0 0 0 0 0 0 10:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 11:00 AM 0 0 0 0 1 0 0 0 0 0 0 0 0 12:00 PM 0 1 0 0 0 0 0 0 0 0 0 0 0 1:00 PM 0 3 2 0 0 0 0 0 0 0 0 0 0 2:00 PM 0 3 1 0 0 0 0 0 0 0 0 0 0 3:00 PM 0 3 0 0 0 0 0 0 0 0 0 0 0 4:OOPM 0 3 2 0 0 0 0 0 0 0 0 0 0 5:OOPM 0 3 1 0 0 0 0 0 0 0 0 0 0 6:OOPM 0 3 1 0 0 0 0 0 0 0 0 0 0 7:00 PM 0 2 0 0 1 0 0 0 0 0 0 0 0 8:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 9:00 PM 0 4 0 0 0 0 0 0 0 0 0 0 0 10:00 PM 0 4 0 0 0 0 0 0 0 0 0 0 0 11:00 PM 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O 0 0 O M O O M O w O i- 47TH AVE S BTWN RYAN WAY & S 109TH ST 4/10/2018 to 4/12/2018 O O O O O M M of e- O N a-O O N O t0 M N M M st O 4 FHWA Vehicle Classification Time 1 2 3 4 5 6 7 8 9 10 11 12 13 12:00AM 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 2:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 AM 0 3 0 0 0 0 0 0 0 0 0 0 0 6:00 AM 0 3 0 0 0 0 0 0 0 0 0 0 0 7:00 AM 0 3 1 0 0 0 0 0 0 0 0 0 0 8:00 AM 0 1 0 0 0 0 0 0 0 0 0 0 0 9:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 10:00 AM 0 4 0 0 1 0 0 0 0 0 0 0 0 11:00 AM 0 1 0 0 0 0 0 0 0 0 0 0 0 12:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 1:OOPM 0 0 0 0 0 0 0 0 0 0 0 0 0 2:00 PM 0 2 0 0 0 0 0 0 0 0 0 0 0 3:OOPM 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 PM 0 4 2 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 3 1 0 0 0 0 0 0 0 0 0 0 6:00 PM 0 3 0 0 0 0 0 0 0 0 0 0 0 7:00 PM 0 2 0 0 0 0 0 0 0 0 0 0 0 8:OOPM 0 2 1 0 0 0 0 0 0 0 0 0 0 9:OOPM 0 3 0 0 0 0 0 0 0 0 0 0 0 10:00 PM 0 3 0 0 1 0 0 0 0 0 0 0 0 11:00PM 0 0 0 0 0 0 0 0 0 0 0 0 0 .0 e 0 o' e o 0 ... e 0 0 e 0 0 0 0 e 0 0 0 .0 e0 0 e O o; 0 0 0 e 0 0 0 N N 4 e O O O t0 e .t. A M e v O O O c r O F- 0 d a t0 47TH AVE S BTWN RYAN WAY & S 109TH ST DATA SOLUTIONS N CO 0 O N N .` 0. N Q 3 C C R O O .0O 'B .0 ✓ • r d 7 J CI V) H d) 4/10/2018 to 4/12/2018 O O 0 0 0 e- a— M 0 e' N N 0 0 e- e7 CO M N CO et N M e- tsz It (Percent 0.0% 81.0% 14.3% 0.0% 4.8% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% FHWA Vehicle Classification Time 1 2 3 4 5 6 7 8 9 10 11 12 13 12:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 2:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 AM 0 1 0 0 0 0 0 0 0 0 0 0 0 6:00AM 0 0 1 0 0 0 0 0 0 0 0 0 0 7:00 AM 0 2 1 0 0 0 0 0 0 0 0 0 0 8:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 9:OOAM 0 1 0 0 0 0 0 0 0 0 0 0 0 10:00 AM 0 1 0 0 1 0 0 0 0 0 0 0 0 11:00 AM 0 2 0 0 0 0 0 0 0 0 0 0 0 12:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 2:00 PM 0 1 0 0 0 0 0 0 0 0 0 0 0 3:00 PM 0 4 0 0 0 0 0 0 0 0 0 0 0 4:00 PM 0 5 1 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 2 1 0 0 0 0 0 0 0 0 0 0 6:00 PM 0 2 0 0 0 0 0 0 0 0 0 0 0 7:OOPM 0 5 1 0 0 0 0 0 0 0 0 0 0 8:OOPM 0 4 0 0 0 0 0 0 0 0 0 0 0 9:00 PM 0 2 0 0 0 0 0 0 0 0 0 0 0 10:00 PM 0 1 1 0 1 0 0 0 0 0 0 0 0 11:00 PM 0 1 0 0 0 0 0 0 0 0 0 0 0 Co 0 0 0 0 Co 0 O N 0 CO a M Co r O H ti r- E f� O • 0 O N Oits �p N X L N �` V N N 0) N c6 Y us N as f6 2 E 47TH AVE S BTWN RYAN WAY & S 109TH ST O 0 O o o p) 4> -0 C tr.0 w U N J 10 V r C) ate+ J 0 v) H Z 4/10/2018 to 4/12/2018 O O 0 0 0 N M 1A e- 0 e- M e- M N e- et 10 In e- N et M 0 tipd Percent 0.0% 80.4% 17.4% 0.0% 2.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% FHWA Vehicle Classification Time 1 2 3 4 5 6 7 8 9 10 11 12 13 12:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 2:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 AM 0 2 0 0 0 0 0 0 0 0 0 0 0 6:00 AM 0 3 0 0 0 0 0 0 0 0 0 0 0 7:00 AM 0 3 2 0 0 0 0 0 0 0 0 0 0 8:00 AM 0 1 0 0 0 0 0 0 0 0 0 0 0 9:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 10:00 AM 0 1 0 0 0 0 0 0 0 0 0 0 0 11:00 AM 0 2 0 0 1 0 0 0 0 0 0 0 0 12:00 PM 0 1 0 0 0 0 0 0 0 0 0 0 0 1:00 PM 0 2 1 0 0 0 0 0 0 0 0 0 0 2:00PM 0 2 0 0 0 0 0 0 0 0 0 0 0 3:00 PM 0 1 0 0 0 0 0 0 0 0 0 0 0 4:00 PM 0 2 2 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 4 1 0 0 0 0 0 0 0 0 0 0 6:00 PM 0 5 0 0 0 0 0 0 0 0 0 0 0 7:00 PM 0 1 0 0 0 0 0 0 0 0 0 0 0 8:OOPM 0 1 1 0 0 0 0 0 0 0 0 0 0 9:OOPM 0 3 1 0 0 0 0 0 0 0 0 0 0 10:00 PM 0 3 0 0 0 0 0 0 0 0 0 0 Q 11:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 O OI O 0 Oi O O O T 0 1- O 1- O r • 47TH AVE S BTWN RYAN WAY & S 109TH ST DATA SOLUTIONS N 0 d 0 l`6 1 a E d 7 O • O u• )) J V ate+ 0 te+ J G CO H CO 4/10/2018 to 4/12/2018 FHWA Vehicle Classification Total Time 1 2 3 4 5 6 7 8 9 10 11 12 13 Volume O O O O O O e- N a-N O N a- M M etIA et CICINCIN— et e 12:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 2:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 6:00 AM 0 0 1 0 0 0 0 0 0 0 0 0 0 7:00 AM 0 1 1 0 0 0 0 0 0 0 0 0 0 8:00 AM 0 1 0 0 0 0 0 0 0 0 0 0 0 9:00 AM 0 1 1 0 0 0 0 0 0 0 0 0 0 10:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 11:00 AM 0 1 0 0 1 0 0 0 0 0 0 0 0 12:00 PM 0 1 0 0 0 0 0 0 0 0 0 0 0 1:OOPM 0 2 1 0 0 0 0 0 0 0 0 0 0 2:OOPM 0 2 1 0 0 0 0 0 0 0 0 0 0 3:00 PM 0 4 0 0 0 0 0 0 0 0 0 0 0 4:00 PM 0 3 2 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 3 1 0 0 0 0 0 0 0 0 0 0 6:00 PM 0 3 0 0 0 0 0 0 0 0 0 0 0 7:00 PM 0 3 0 0 0 0 0 0 0 0 0 0 0 8:OOPM 0 2 0 0 0 0 0 0 0 0 0 0 0 9:OOPM 0 3 0 0 0 0 0 0 0 0 0 0 0 10:00 PM 0 2 0 0 0 0 0 0 0 0 0 0 0 11:00 PM 0 1 0 0 0 0 0 0 0 0 0 0 0 00 O 0 O O O O 0 O O O 0 O O O e O O O 0 O co; 0 00 O O 0 O O 0 N e 00 O co e W r M e t0 M O A O O O c .To i+ 0o CD rn 0 J 0 a Q � o 47TH AVE S BTWN RYAN WAY & S 109TH ST 4/10/2018 to 4/12/2018 FHWA Vehicle Classification Total Time 1 2 3 4 5 6 7 8 9 10 11 12 13 Volume 0 0 0 0 0 N M 10 e- 0 e- M e- M N e- et in '0 e- N acr M 0 Total 0 37 8 0 1 0 0 0 0 0 0 0 0 46 !Percent 0.0% 80.4% 17.4% 0.0% 2.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 12:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 2:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 AM 0 2 0 0 0 0 0 0 0 0 0 0 0 6:00 AM 0 3 0 0 0 0 0 0 0 0 0 0 0 7:00 AM 0 3 2 0 0 0 0 0 0 0 0 0 0 8:00AM 0 1 0 0 0 0 0 0 0 0 0 0 0 9:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 10:00 AM 0 1 0 0 0 0 0 0 0 0 0 0 0 11:00 AM 0 2 0 0 1 0 0 0 0 0 0 0 0 12:00 PM 0 1 0 0 0 0 0 0 0 0 0 0 0 1:OOPM 0 2 1 0 0 0 0 0 0 0 0 0 0 2:OOPM 0 2 0 0 0 0 0 0 0 0 0 0 0 3:00 PM 0 1 0 0 0 0 0 0 0 0 0 0 0 4:00 PM 0 2 2 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 4 1 0 0 0 0 0 0 0 0 0 0 6:00 PM 0 5 0 0 0 0 0 0 0 0 0 0 0 7:OOPM 0 1 0 0 0 0 0 0 0 0 0 0 0 8:00 PM 0 1 1 0 0 0 0 0 0 0 0 0 0 9:00 PM 0 3 1 0 0 0 0 0 0 0 0 0 0 10:00 PM 0 3 0 0 0 0 0 0 0 0 0 0 0 11:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 DATA SOLUTIONS 47TH AVE S BTWN RYAN WAY & S 109TH ST 4/10/2018 to 4/12/2018 FHWA Vehicle Classification Total Time 1 2 3 4 5 6 7 8 9 10 11 12 13 Volume O O O O O O a- N a- N 0 N a- M M at N at M M N 1") N a- 0 Percent 0.0% 78.6% 19.0% 0.0% 2.4% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 12:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 1:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 2:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 3:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 4:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 6:00 AM 0 0 1 0 0 0 0 0 0 0 0 0 0 7:00 AM 0 1 1 0 0 0 0 0 0 0 0 0 0 8:00 AM 0 1 0 0 0 0 0 0 0 0 0 0 0 9:OO AM 0 1 1 0 0 0 0 0 0 0 0 0 0 10:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 11:00AM 0 1 0 0 1 0 0 0 0 0 0 0 0 12:00 PM 0 1 0 0 0 0 0 0 0 0 0 0 0 1:00 PM 0 2 1 0 0 0 0 0 0 0 0 0 0 2:00 PM 0 2 1 0 0 0 0 0 0 0 0 0 0 3:OOPM 0 4 0 0 0 0 0 0 0 0 0 0 0 4:OOPM 0 3 2 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 3 1 0 0 0 0 0 0 0 0 0 0 6:OOPM 0 3 0 0 0 0 0 0 0 0 0 0 0 7:00 PM 0 3 0 0 0 0 0 0 0 0 0 0 0 8:00 PM 0 2 0 0 0 0 0 0 0 0 0 0 0 9:00 PM 0 3 0 0 0 0 0 0 0 0 0 0 0 1Q:00 PM 0 2 0 0 0 0 0 0 0 0 0 0 0 11:00 PM 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a- O CO M M 0 w O H Highway Capacity Manual 2010 Signalized intersection level of service (LOS) is defined in terms of a weighted average control delay for the entire intersection. Control delay quantifies the increase in travel time that a vehicle experiences due to the traffic signal control as well as provides a surrogate measure for driver discomfort and fuel consumption. Signalized intersection LOS is stated in terms of average control delay per vehicle (in seconds) during a specified time period (e.g., weekday PM peak hour). Control delay is a complex measure based on many variables, including signal phasing and coordination (i.e., progression of movements through the intersection and along the corridor), signal cycle length, and traffic volumes with respect to intersection capacity and resulting queues. Table 1 summarizes the LOS criteria for signalized intersections, as described in the Highway Capacity Manual 2010 (Transportation Research Board, 2010). Table 1. Level of Service Criteria for Signalized Intersections Average Control Delay Level of Service (seconds/vehicle) General Description A <_10 Free Flow B >10 — 20 Stable Flow (slight delays) >20 — 35 Stable flow (acceptable delays) D >35 — 55 Approaching unstable flow (tolerable delay, occasionally wait through more than one signal cycle before proceeding) E >55 — 80 Unstable flow (intolerable delay) F' >80 Forced flow (congested and queues fail to clear) Source: Highway Capacity Manual 2010, Transportation Research Board, 2010. 1. If the volume -to -capacity (v/c) ratio for a lane group exceeds 1.0 LOS F is assigned to the individual lane group. LOS for overall approach or intersection is determined solely by the control delay. Unsignalized intersection LOS criteria can be further reduced into two intersection types: all -way stop and two-way stop control. All -way stop control intersection LOS is expressed in terms of the weighted average control delay of the overall intersection or by approach. Two-way stop -controlled intersection LOS is defined in terms of the average control delay for each minor -street movement (or shared movement) as well as major -street left -turns. This approach is because major -street through vehicles are assumed to experience zero delay, a weighted average of all movements results in very low overall average delay, and this calculated low delay could mask deficiencies of minor movements. Table 2 shows LOS criteria for unsignalized intersections. Table 2. Level of Service Criteria for Unsignalized Intersections Level of Service Average Control Delay (seconds/vehicle) A 0-10 B >10 — 15 C >15-25 D >25 — 35 E >35 — 50 F' >50 Source: Highway Capacity Manual 2010, Transportation Research Board, 2010. 1. If the volume -to -capacity (v/c) ratio exceeds 1.0, LOS F is assigned an individual lane group for all unsignalized intersections, or minor street approach at two-way stop -controlled intersections. Overall intersection LOS is determined solely by control delay. Attachment F: LOS and Queueing Worksheets % 1 ._i HCM 2010 TWSC Vintage at Tukwila 2: 47th Ave S & S Ryan Way Existing (2018) Weekday PM Peak Hour Intersection Int Delay, s/veh 0.2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations +TT+ 4T4 4 4 Traffic Vol, veh/h 5 930 5 0 425 0 5 0 0 0 0 5 Future Vol, veh/h 5 930 5 0 425 0 5 0 0 0 0 5 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - None - - None - None - - None Storage Length Veh in Median Storage, # 0 0 0 0 Grade, % - 0 - 0 - 0 - - 0 - Peak Hour Factor 91 91 91 91 91 91 91 91 91 91 91 91 Heavy Vehicles, % 0 0 0 1 1 1 0 0 0 0 0 0 Mvmt Flow 5 1022 5 0 467 0 5 0 0 0 0 5 Major/Minor Majorl Major2 Minors Minor2 Conflicting Flow All 467 0 0 1027 0 0 1270 1503 514 989 1505 234 Stage 1 - 1036 1036 - 467 467 - Stage 2 - 234 467 - 522 1038 - Critical Hdwy 4.1 - 4.12 - 7.5 6.5 6.9 7.5 6.5 6:9 Critical Hdwy Stg 1 - - 6.5 5.5 - 6.5 5.5 Critical Hdwy Stg 2 - 6.5 5.5 - 6.5 5.5 - Follow-up Hdwy 2.2 - 2.21 - 3.5 4 3.3 3.5 4 3.3 Pot Cap-1 Maneuver 1105 - 678 - 127 123 511 204 122 774 Stage 1 - 251 311 - 551 565 Stage 2 - 754 565 - 511 311 Platoon blocked, % Mov Cap-1 Maneuver 1105 - 678 - 125 122 511 202 121 774 Mov Cap-2 Maneuver - - 125 122 - 202 121 Stage 1 - 248 308 - 545 565 Stage 2 - 749 565 - 505 308 Approach EB WB NB SB HCM Control Delay, s 0 0 35.1 9.7 HCM LOS E A Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBR SBLn1 Capacity (veh/h) 125 1105 678 - - 774 HCM Lane V/C Ratio 0.044 0.005 - 0.007 HCM Control Delay (s) 35.1 8.3 0 0 - 9.7 HCM Lane LOS E A A A A HCM 95th %tile Q(veh) 0.1 0 0 0 Transpo Group Synchro 9 Report HCM 2010 TWSC Vintage at Tukwila 2: 47th Ave S & S Ryan Way Future (2022) Without -Project Weekday PM Peak Hour Intersection Int Delay, s/veh 0.2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 4'. 40 4 4 Traffic Vol, veh/h 5 985 5 0 450 0 5 0 0 0 0 5 Future Vol, veh/h 5 985 5 0 450 0 5 0 0 0 0 5 Conflicting Peds, #Ihr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - None - - None - - None - - None Storage Length Veh in Median Storage, # 0 0 0 0 Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 91 91 91 91 91 91 91 91 91 91 91 91 Heavy Vehicles, % 0 0 0 1 1 1 0 0 0 0 0 0 Mvmt Flow 5 1082 5 0 495 0 5 0 0 0 0 5 Major/Minor Majorl Major2 Minorl Minor2 Conflicting Flow All 495 0 0 1088 0 0 1343 1591 544 1047 1594 247 Stage 1 - 1096 1096 495 495 Stage 2 - 247 495 552 1099 Critical Hdwy 4.1 - 4.12 - 7.5 6.5 6.9 7.5 6.5 6.9 Critical Hdwy Stg 1 - 6.5 5.5 - 6.5 5.5 Critical Hdwy Stg 2 - 6.5 5.5 - 6.5 5.5 - Follow-up Hdwy 2.2 - 2.21 - 3.5 4 3.3 3.5 4 3.3 Pot Cap-1 Maneuver 1079 - 643 - 112 108 488 185 108 759 Stage 1 - 231 292 - 530 549 Stage 2 741 549 491 291 Platoon blocked, % Mov Cap-1 Maneuver 1079 - 643 - 110 107 488 183 107 759 Mov Cap-2 Maneuver - - - - 110 107 - 183 107 Stage 1 - 228 288 - 524 549 Stage 2 - 736 549 - 485 288 Approach EB WB NB SB HCM Control Delay, s 0 0 39.4 9.8 HCM LOS E A Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBR SBLn1 Capacity (veh/h) 110 1079 643 - - 759 HCM Lane VIC Ratio 0.05 0.005 - 0.007 HCM Control Delay (s) 39.4 8.4 0 0 - 9.8 HCM Lane LOS E A A A - A HCM 95th %tile Q(veh) 0.2 0 0 0 Transpo Group Synchro 9 Report / \ ./ HCM 2010 TWSC Vintage at Tukwila 2: 47th Ave S & S Ryan Way Future (2022) With -Project Weekday PM Peak Hour Intersection Int Delay, s/veh 1.6 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 4" 4 41 4 4 Traffic Vol, veh/h 5 985 47 18 450 0 29 0 11 0 0 5 Future Vol, veh/h 5 985 47 18 450 0 29 0 11 0 0 5 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - None - - None - - None - - None Storage Length Veh in Median Storage, # 0 0 0 0 Grade, % - 0 - 0 - 0 - 0 - Peak Hour Factor 91 91 91 91 91 91 91 91 91 91 91 91 Heavy Vehicles, % 0 0 0 1 1 1 0 0 0 0 0 0 Mvmt Flow 5 1082 52 20 495 0 32 0 12 0 0 5 Major/Minor Majorl Major2 Minorl Minor2 Conflicting Flow All 495 0 0 1134 0 0 1406 1653 567 1086 1679 247 Stage1 - 1119 1119 534 534 Stage 2 - 287 534 552 1145 Critical Hdwy 4.1 - 4.12 - 7.5 6.5 6.9 7.5 6.5 6.9 Critical Hdwy Stg 1 - - - 6.5 5.5 - 6.5 5.5 - Critical Hdwy Stg 2 6.5 5.5 - 6.5 5.5 Follow-up Hdwy 2.2 - 2.21 3.5 4 3.3 3.5 4 3.3 Pot Cap-1 Maneuver 1079 - 618 101 99 472 173 96 759 Stage 1 224 285 503 528 - Stage 2 702 528 491 277 Platoon blocked, Mov Cap-1 Maneuver 1079 - 618 - 96 93 472 161 90 759 Mov Cap-2 Maneuver - - 96 93 - 161 90 Stage 1 - 221 281 - 496 504 Stage 2 - 666 504 - 472 273 Approach EB WB NB SB HCM Control Delay, s 0.1 0.6 49.7 9.8 HCM LOS E A Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBR SBLn1 Capacity (veh/h) 123 1079 - - 618 - - 759 HCM Lane V/C Ratio 0.357 0.005 - - 0.032 - - 0.007 HCM Control Delay (s) 49.7 8.4 0.1 - 11 0.2 - 9.8 HCM Lane LOS E A A - B A - A HCM 95th %tile Q(veh) 1.5 0 - 0.1 0 Transpo Group Synchro 9 Report Scenario 1: Single Family Housing HCM 2010 TWSC Vintage at Tukwila 2: 47th Ave S & S Ryan Way Future (2022) With -Project Weekday PM Peak Hour Intersection Int Delay, s/veh 3 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 414 41a 4 4 Traffic Vol, veh/h 5 985 65 26 450 0 43 0 17 0 0 5 Future Vol, veh/h 5 985 65 26 450 0 43 0 17 0 0 5 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - None - - None - - None - - None Storage Length Veh in Median Storage, # - 0 0 0 0 Grade, % - 0 - 0 - 0 - 0 - Peak Hour Factor 91 91 91 91 91 91 91 91 91 91 91 91 Heavy Vehicles, % 0 0 0 1 1 1 0 0 0 0 0 0 Mvmt Flow 5 1082 71 29 495 0 47 0 19 0 0 5 Major/Minor Majorl Major2 Minorl Minor2 Conflicting Flow All 495 0 0 1154 0 0 1433 1681 577 1104 1717 247 Stage1 - 1129 1129 552 552 Stage 2 304 552 552 1165 Critical Hdwy 4.1 - 4.12 - 7.5 6.5 6.9 7.5 6.5 6.9 Critical Hdwy Stg 1 - 6.5 5.5 - 6.5 5.5 Critical Hdwy Stg 2 - 6.5 5.5 - 6.5 5.5 - Follow-up Hdwy 2.2 - 2.21 3.5 4 3.3 3.5 4 3.3 Pot Cap-1 Maneuver 1079 - 607 - 96 96 465 168 91 759 Stage 1 - 221 281 - 491 518 Stage 2 - 686 518 - 491 271 Platoon blocked, % Mov Cap-1 Maneuver 1079 - 607 - 90 88 465 152 84 759 Mov Cap-2 Maneuver - - - 90 88 - 152 84 Stage1 - 218 277 - 485 484 Stage 2 - 636 484 - 465 267 Approach EB WB NB SB HCM Control Delay, s 0.1 0.9 69.7 9.8 HCM LOS F A Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBR SBLn1 Capacity (veh/h) 117 1079 - 607 - 759 HCM Lane V/C Ratio 0.564 0.005 - 0.047 - 0.007 HCM Control Delay (s) 69.7 8.4 0.1 - 11.2 0.3 - 9.8 HCM Lane LOS F A A - B A - A HCM 95th %tile Q(veh) 2.7 0 - 0.1 0 Transpo Group Synchro 9 Report Scenario 2: Multi -Family Housing r� HCM 2010 TWSC Vintage at Tukwila 2: 47th Ave S & S Ryan Way Future (2022) With -Project Weekday PM Peak Hour Intersection Int Delay, s/veh 5.1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 40 4 4 4 Traffic Vol, veh/h 5 985 64 26 450 0 57 0 23 0 0 5 Future Vol, veh/h 5 985 64 26 450 0 57 0 23 0 0 5 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - None - - None - - None - - None Storage Length Veh in Median Storage, # 0 0 0 0 Grade, % - 0 - 0 - 0 - - 0 - Peak Hour Factor 91 91 91 91 91 91 91 91 91 91 91 91 Heavy Vehicles, % 0 0 0 1 1 1 0 0 0 0 0 0 Mvmt Flow 5 1082 70 29 495 0 63 0 25 0 0 5 Major/Minor Majorl Major2 Minorl Minor2 Conflicting Flow All 495 0 0 1153 0 0 1433 1681 576 1104 1716 247 Stage 1 - 1129 1129 552 552 Stage 2 - 304 552 552 1164 Critical Hdwy 4.1 - 4.12 - 7.5 6.5 6.9 7.5 6.5 6.9 Critical Hdwy Stg 1 - - - 6.5 5.5 - 6.5 5.5 Critical Hdwy Stg 2 - 6.5 5.5 - 6.5 5.5 - Follow-up Hdwy 2.2 - 2.21 - 3.5 4 3.3 3.5 4 3.3 Pot Cap-1 Maneuver 1079 - 607 - 96 96 466 168 91 759 Stage 1 - 221 281 491 518 Stage 2 - 686 518 491 271 Platoon blocked, % Mov Cap-1 Maneuver 1079 - 607 - 90 88 466 149 84 759 Mov Cap-2 Maneuver - - 90 88 - 149 84 - Stage 1 - - 218 277 - 485 484 Stage 2 - 636 484 - 458 267 Approach EB WB NB SB HCM Control Delay, s 0.1 0.9 96.2 9.8 HCM LOS F A Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBR SBLn1 Capacity (veh/h) 117 1079 - - 607 - - 759 HCM Lane V/C Ratio 0.751 0.005 - - 0.047 - 0.007 HCM Control Delay (s) 96.2 8.4 0.1 - 11.2 0.3 - 9.8 HCM Lane LOS F A A - B A - A HCM 95th %tile Q(veh) 4.2 0 - 0.1 0 Transpo Group Synchro 9 Report Scenario 3: Senior Housing HCM 2010 TWSC Vintage at Tukwila 2: 47th Ave S & S Ryan Way Future (2022) With -Project Weekday PM Peak Hour Intersection Int Delay, s/veh 1.1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations a"t 41 4 4 Traffic Vol, veh/h 5 985 29 11 450 0 25 0 9 0 0 5 Future Vol, veh/h 5 985 29 11 450 0 25 0 9 0 0 5 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - None - - None - - None - - None Storage Length - - Veh in Median Storage, # 0 0 0 0 Grade, % - 0 - 0 - 0 - 0 Peak Hour Factor 91 91 91 91 91 91 91 91 91 91 91 91 Heavy Vehicles, % 0 0 0 1 1 1 0 0 0 0 0 0 Mvmt Flow 5 1082 32 12 495 0 27 0 10 0 0 5 Major/Minor Majorl Major2 Minorl Minor2 Conflicting Flow All 495 0 0 1114 0 0 1380 1628 557 1071 1644 247 Stage 1 - 1109 1109 519 519 Stage 2 271 519 552 1125 Critical Hdwy 4.1 - 4.12 - 7.5 6.5 6.9 7.5 6.5 6.9 Critical Hdwy Stg 1 - 6.5 5.5 - 6.5 5.5 Critical Hdwy Stg 2 - 6.5 5.5 - 6.5 5.5 - Follow-up Hdwy 2.2 - 2.21 - - 3.5 4 3.3 3.5 4 3.3 Pot Cap-1 Maneuver 1079 - 628 105 103 479 178 101 759 Stage 1 227 288 - 513 536 Stage 2 717 536 - 491 283 Platoon blocked, % - - Mov Cap-1 Maneuver 1079 - 628 - 101 99 479 169 97 759 Mov Cap-2 Maneuver - - - 101 99 - 169 97 Stage 1 - 224 285 - 507 522 Stage 2 - 693 522 - 475 280 Approach EB WB NB SB HCM Control Delay, s 0 HCM LOS 0.4 44.3 9.8 E A Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBR SBLn1 Capacity (veh/h) 128 1079 - - 628 - 759 HCM Lane V/C Ratio 0.292 0.005 - 0.019 - 0.007 HCM Control Delay (s) 44.3 8.4 0 - 10.8 0.1 - 9.8 HCM Lane LOS E A A - B A - A HCM 95th %tile Q(veh) 1.1 0 - 0.1 0 Transpo Group Synchro 9 Report Scenario 4: Proposed Project Attachment G: Sight Distance Triangles 270 FT (9% Upgrade) Sight distance based on a design speed f 40 mph per AASHTO standards. S 3AV H1Lb ENTERING SIGHT DISTANCE STOPPING SIGHT DIST 355 FT Downgrade) Sight Distance at 47th Ave S/S Ryan Way Intersection ATTACHMENT Vintage at Tukwila transpo G 0400 TO: 61 City of Tukwila Department of Community Development File Number PL 16-0062 LAND USE PERMIT ROUTING FORM Building Planning ❑I Public Works Fire Dept. Police Dept. Parks/Rec Project: -ePf ; (47 ,- '.f t - ' , r'1 Vintage @ Tukwila 1 ! �� Address: 6874200530; 3348401800;3348401810; and 10831 47th Avenue S. 3348401820; 3348401860; Located to the west and behind 10739 Date transmitted: 6 April 2017 Response requested by: April 20 2017 Staff coordinator: Moira Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60-day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed,) Plan check date: % -7`/7 Update date: Comments prepared by: iS ev rurc r7 v `:j (66rv\ C:t (),Ukce Vekt,t, kV' j ( o, ors c r'• 0400 TO: City of Tukwila Department of Community Development File Number PL 16-0062 LAND USE PERMIT ROUTING FORM Building Planning [DI Public Works Fire Dept. Police Dept. Parks/Rec Project: Vintage @ Tukwila Address: 6874200530; 3348401800;3348401810; and 10831 47th Avenue S. 3348401820; 3348401860; Located to the west and behind 10739 Date transmitted: 6 April 2017 Response requested by: April 20 2017 Staff coordinator: Moira Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60-day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) Plan check date: Comments prepared by: Update date: 0400 TO: City of Tukwila Department of Community Development RECEIVED APR 0 6 2011 TUKWILA PUBLIC WORKS File Number PL 16-0062 1_i(0-008 3 LAND USE PERMIT ROUTING FORM 01 Building Planning I►J Public Works Fire Dept. Police Dept. Parks/Rec Project: I Vintage @ Tukwila %t f , (_ /) ii/Y- ° , ,. Address: 6874200530; 3348401800;334840h3 and 10831 47th Avenue S. , 10; 3348401820; 3348401860; Located to the west and behind 10739 Date transmitted: 6 April 2017 Response requested by: April 20 2017 Staff coordinator: Moira Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60-day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) S .v_.e k 4-41 P 1.1 re C.UbVGc 5 iris. i .t& C.Nrnii-A- $ -rg.sqx . S/2.G/ I'7 Plan check date: Comments prepared by: Update date: 0400 City of Tukwila Department of Community Development File Number PL 16-0062 LAND USE PERMIT ROUTING FORM TO: U❑1 Building Planning Public Works 1❑1 Fire Dept. Police Dept. �M+1 Parks/Rec Project: Vintage @ Tukwila Address: 6874200530; 348401800;3348401810; 3348401820; 3348401860; Located to the west and behind 10739 and 10831 47th Avenue S. Date transmitted: 6 April 2017 Staff coordinator: Moira Response requested by: April 20 2017. Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60-day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) N0 —(c1) f �Z Plan check date: Comments%( Update date: prepared by: f'T z.,:c4._ SITE NOTES SITE ADDRESS: VICINITY OF MARTIN LUTHER KING JR WAY & S. RYAN WAY TUKWILA, WA TAX ACCOUNT NO : 334840-1800-07 334840-1810-05 334840-1820-03 334840-1860-04 687420-0530-05 ZONING: LDR - LOW DENSITY RESIDENTIAL ZONING AGENCY: CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 SOUTH CENTER BOULEVARD TUKWILA, WA 98188 (206) 431-3670 FAX: (206) 431-3665 SETBACKS: CURRENT SETBACK REQUIREMENTS SUBJECT TO SITE PLAN REVIEW. CURRENT SETBACKS MAY DIFFER FROM THOSE IN EFFECT DURING DESIGN/CONSTRUCTION OF EXISTING IMPROVEMENTS. THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY BY THE GOVERNING JURISDICTION INDICATES THAT STRUCTURES ON THIS PROPERTY COMPLIED WITH MINIMUM SETBACK AND HEIGHT REQUIREMENTS FOLLOWING CONSTRUCTION. FLOOD ZONE: THIS SITE APPEARS ON NATIONAL FLOOD INSURANCE RATE MAP, DATED MAY 16, 1995, COMMUNITY PANEL NO. 53033C0645F, AND IS SITUATED IN ZONE "X", AREA DETERMINED TO BE OUTSIDE THE 500-YEAR FLOODPLAIN. HORIZONTAL DATUM: 83/91 VERTICAL DATUM: NAV 88 AREA: SITE AS SHOWN CONTAINS 461,153 SQUARE FEET OR 10.5866 ACRES, MORE OR LESS. PARKING SPACE COUNT: PARKING SPACES TOTAL 0 INCLUDING 0 DISABLED PARKING SPACES. SUBSTRUCTURES: BURIED UTILITIES ARE SHOWN AS INDICATED ON RECORDS MAPS FURNISHED BY OTHERS AND VERIFIED WHERE POSSIBLE BY FEATURES LOCATED IN THE FIELD. WE ASSUME NO LIABILITY FOR THE ACCURACY OF THOSE RECORDS. FOR THE FINAL LOCATION OF EXISTING UTILITIES IN AREAS CRITICAL TO DESIGN CONTACT THE UTILITY OWNER/AGENCY. TELECOMMUNICATIONS/FIBER OPTIC DISCLAIMER: RECORDS OF UNDERGROUND TELECOMMUNICATIONS AND/OR FIBER OPTIC LINES ARE NOT ALWAYS AVAILABLE TO THE PUBLIC. BRH HAS NOT CONTACTED EACH OF THE MANY COMPANIES, IN THE COURSE OF THIS SURVEY, WHICH COULD HAVE UNDERGROUND LINES WITHIN ADJACENT RIGHTS -OF -WAY. THEREFORE, BRH DOES NOT ACCEPT RESPONSIBILITY FOR THE EXISTENCE OF UNDERGROUND TELECOMMUNICATIONS/FIBER OPTIC LINES WHICH ARE NOT MADE PUBLIC RECORD WITH THE LOCAL JURISDICTION. AS ALWAYS, CALL 1-800-424-5555 BEFORE CONSTRUCTION. UTILITY PROVIDERS: SANITARY, STORM SEWERS & WATER: CITY OF TUKWILA PUBLIC WORKS DEPARTMENT 6300 SOUTH CENTER BOULEVARD TUKWILA, WA 98188 (206) 433-0179 GAS AND POWER: PUGET SOUND ENERGY 355 110TH AVENUE NE BELLEVUE, WA 98004 (206) 425-2000 (888) 225-5773 TELEPHONE: CENTURY LINK 1600 7TH AVENUE SEATTLE, WA 98191 (800) 244-1111 DESCRIPTION: PARCEL A: LOT 165, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT PORTIONS CONDEMNED BY THE CITY OF SEATTLE FOR TRANSMISSION LINE PURPOSES IN SUPERIOR COURT CAUSE NO. 469557 AS CONTEMPLATED BY ORDINANCE NO. 82986; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1, BY DEED RECORDED MARCH 07, 1963 UNDER RECORDING NO. 5552941, RECORDS OF KING COUNTY; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5695665; AND EXCEPT THAT PORTION THEREOF IF ANY LYING WITHIN STREET. TAX ACCOUNT NO.: 334840-1800-07 PARCEL B: LOT 166, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF CONVEYED TO STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5552940. TAX ACCOUNT NO.: 334840-1810-05 PARCEL C: LOTS 167 TO 170, INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 597316. TAX ACCOUNT NO.: 334840-1820-03 PARCEL D: LOTS 171 TO 173, INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 601962. TAX ACCOUNT NO.: 334840-1860-04 PARCEL E: LOTS 17 AND 18, BLOCK 5, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 5 OF PLATS, PAGE 86, IN KING COUNTY, WASHINGTON. TAX ACCOUNT NO.: 687420-0530-05 TITLE REPORT REFERENCE: THIS SURVEY WAS CONDUCTED ACCORDING TO THE DESCRIPTION SHOWN, FURNISHED BY FIRST AMERICAN TITLE INSURANCE COMPANY, 2ND AMENDED COMMITMENT NO. NCS-791926-PHX1, DATED APRIL 28, 2016. THE EASEMENTS SHOWN OR NOTED HEREON RELATE TO THIS COMMITMENT. NOTE: EASEMENTS CREATED OR RESCINDED AFTER THIS DATE ARE NOT SHOWN OR NOTED HEREON. TITLE REPORT SCHEDULE B EXCEPTIONS: ITEMS CIRCLED ARE SHOWN ON MAP. 6. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "SENSITIVE AREA COVENANT AND HOLD HARMLESS AGREEMENT" RECORDED JUNE 12, 2013 AS RECORDING NO. 20130612001461 OF OFFICIAL RECORDS. 14. RIGHT TO ENTER SAID PREMISES TO MAKE REPAIRS AND TO CUT BRUSH AND TREES WHICH CONSTITUTE A MENACE OR DANGER TO THE ELECTRIC TRANSMISSION LINE LOCATED IN THE STREET OR ROAD f1 ADJOINING SAID PREMISES, AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 469557. 15. RELINQUISHMENT OF ALL EXISTING AND FUTURE RIGHTS TO LIGHT, VIEW AND AIR, TOGETHER WITH THE RIGHTS OF ACCESS TO AND FROM THE STATE HIGHWAY CONSTRUCTED ON LANDS CONVEYED BY DOCUMENT IN FAVOR OF THE STATE OF WASHINGTON: RECORDED: MARCH 07, 1963 RECORDING NO.: 5552941 JOB NO. 2016219.00 Moira Bradshaw From: Cyndy Knighton Sent: Thursday, April 5, 2018 3:26 PM To: Moira Bradshaw Cc: Chris Partman Subject: RE: Vintage @ Tukwila It is part of what they need to analyze for both capacity and safety. From: Moira Bradshaw Sent: Thursday, April 5, 2018 2:47 PM To: Cyndy Knighton <Cyndy.Knighton@TukwilaWA.gov> Cc: Chris Partman <C.Partman@TukwilaWA.gov> Subject: FW: Vintage @ Tukwila Cyndy - Do you think this comment will be analyzed by Transpo given the recent direction given them by you? Thanks, Moira From: Chris Partman Sent: Thursday, April 5, 2018 2:45 PM To: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> Subject: Vintage @ Tukwila Hi Moira, The police department still has concerns about vehicles making left turns at the intersection of 47th Ave S and Ryan Way S without the assistance of a traffic signal, or at least a left turn pocket for westbound Ryan Way S traffic. Chris Partman Tukwila Police Department Community Policing Coordinator Desk: 206-431-2197 CeII: 206-271-6069 The City of opportunity, the community of choice. "Courage doesn't always roar. Sometimes courage is the quiet voice at the end of the day saying, 'I will try again tomorrow."' Mary Anne Radmacher, American Writer 1 Moira Bradshaw From: Chris Partman Sent: Thursday, April 5, 2018 2:45 PM To: Moira Bradshaw Subject: Vintage @ Tukwila Hi Moira, The police department still has concerns about vehicles making left turns at the intersection of 47th Ave S and Ryan Way S without the assistance of a traffic signal, or at least a left turn pocket for westbound Ryan Way S traffic. Chris Partman Tukwila Police Department Community Policing Coordinator Desk: 206-431-2197 CeII: 206-271-6069 The City of opportunity, the community of choice. "Courage doesn't always roar. Sometimes courage is the quiet voice at the end of the day saying, 'I will try again tomorrow." Mary Anne Radmacher, American Writer 1 Moira Bradshaw From: Moira Bradshaw Sent: Tuesday, April 3, 2018 5:11 PM To: 'Kassi Leingang' Cc: Mike Swenson; MujibK@brhinc.com; Ryan Patterson; Cyndy Knighton; Minnie Dhaliwal Subject: RE: Vintage at Tukwila - Traffic Study Kassi — Thank you for the Transportation analysis that you sent last Thursday. The staff of Community Development and Public Works reviewed and discussed the trip generation report that you submitted and request that it be expanded as it does not encompass the scope of the proposed changes. The applicant may have a project in mind, but the action being requested encompasses a larger scope. For background, the City's definition of Senior housing is as follows: "Senior citizen housing" is housing in a building or group of buildings with two or more dwelling and/or sleeping units, restricted to occupancy by at least one senior citizen per unit, and may include Food Preparation and Dining activities, Group Activity areas, Medical Supervision or other similar activities. Such housing is further distinguished using funding restrictions, covenants between the developer, tenants, operators and/or the City or other agreements that restrict the development to those individuals over 60 years of age. Senior Citizen Housing strategies may include provisions for units dedicated to persons under 60 years of age that have medical conditions consistent with definitions in the Americans with Disabilities Act; however, the percentage of such units may not exceed 20% of the total units. These facilities may not include populations requiring convalescent or chronic care, as defined under RCW 18.51. How does the ITE category chosen compare to what would be allowed? 2. The capacity for senior housing is theoretically 886 units gross. (14.78 acres/60 units per acres) 3. The multifamily capacity would be 321 units. Is the senior housing trip generation and transportation network impact greater than for the multi -family? Specifically from the City's transportation engineer: 1. The March 27, 2018 memorandum by the Transpo Group is an inadequate study of the potential traffic impacts associated with a rezone from a mix of existing LDR and CLI zoning to HDR. In order to study the full impacts of a potential rezone, the maximum development needs to be studied. The memo only looks at a potential site development of a portion of the rezone, and not at the highest use. Transpo must do an analysis for the entire rezone area at the maximum level of development. 2. The Transpo memo compares the development levels with the potential rezone to the current zoning. While on one level it is sensible to compare to existing zoning, the reality is the land is currently vacant and undeveloped. The city's modeling has not factored in this area as developing at the maximum permissible use according to the current zoning. It cannot be assumed that the surrounding transportation network is adequate for a fully developed LDR/CLI area as that has not been determined. The analysis for this proposed rezone needs to compare to existing conditions, not just a theoretical comparison of land use potential based on current zoning. 3. The analysis needs to study the available roadway network for capacity based on the maximum land use potential associated with the rezone. The Transpo memo memo only studied trip generation differences between land use potential of current zoning to a potential senior housing development on a subset of the larger rezone application. Impacts to 47th Avenue S needs to be analyzed including road capacity, sidewalk/pedestrian facilities, and impacts to ingress/egress at the 47th Avenue S/S Ryan Way intersection. The intersection analysis needs to look at level of service, safety, sight distance and queuing impacts associated with the proposed rezone and develop conceptual -level mitigation 1 should it be warranted. Study of similar scale may also be warranted at the site entrance(s) off of 47th Avenue S but this could be deferred until a project application with a set site plan is submitted. Please feel free to contact me or Cyndy Knighton to discuss these comments and any questions you might have. I need to know when you can respond to this request in order to determine when the staff analysis can be completed and a City Council hearing scheduled. Regards, Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice From: Kassi Leingang<kassi.leingang@transpogroup.com> Sent: Thursday, March 29, 2018 4:27 PM To: Cyndy Knighton <Cyndy.Knighton@TukwilaWA.gov>; Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> Cc: Mike Swenson <mike.swenson@transpogroup.com>; MujibK@brhinc.com; Ryan Patterson <rpatterson@Vintagehousing.com> Subject: Vintage at Tukwila - Traffic Study Hi Moira and Cyndy, Attached is the trip generation analysis we completed for the proposed Vintage at Tukwila senior housing development which compares the proposed development to development under the current zoning. Please let me know any questions or comments. Thanks, Kassi Leingang, PE I Transportation Engineer Kassi.Leingang@transpogroup.com t 425-821-3665 I d 425-896-5240 transpogroup 2 Moira Bradshaw From: Kassi Leingang<kassi.leingang@transpogroup.com> Sent: Thursday, March 29, 2018 4:27 PM To: Cyndy Knighton; Moira Bradshaw Cc: Mike Swenson; MujibK@brhinc.com; Ryan Patterson Subject: Vintage at Tukwila - Traffic Study Attachments: Trip Generation Memo_Vintage at Tukwila.pdf Hi Moira and Cyndy, Attached is the trip generation analysis we completed for the proposed Vintage at Tukwila senior housing development which compares the proposed development to development under the current zoning. Please let me know any questions or comments. Thanks, Kassi Leingang, PE I Transportation Engineer Kassi.Leingang@transpogroup.com t 425-821-3665 I d 425-896-5240 transpogroup =• - r 1 transpo WHAT TRANSPORTATION CAN BE. MEMORANDUM Date: March 27, 2018 TG: 1.18070.00 To: Moira Bradshaw and Cyndy Knighton — City of Tukwila From: Mike Swenson PE, PTOE & Kassi Leingang PE — Transpo Group cc: Ryan Patterson and Carl Dominguez — Vintage Housing Subject: Vintage at Tukwila Senior Housing and Rezoing Trip Generation Study This memorandum provides an assessment of the potential trip generation of the proposed senior housing development located south of the 47th Avenue S/S Ryan Way intersecfion in Tukwila. The proposed site would require a re -zoning from Low Density Residential (LDR) to High Density Residential (HDR). This memorandum presents the project description and a comparison of the project developed under its current zoning relative to the proposed revised zoning. The scope of this analysis was coordinated with City staff prior to this submittal. Project Description and Rezoning The proposed development is located west of 47th Avenue S and south of S Ryan Way and would construct up to 247 senior housing units on an approximately 11-acre undeveloped property. Access to the site is proposed via 47th Avenue S. Attachment A provides a preliminary site plan. The site of the proposed project is currently zoned as Low Density Residential (LDR). Under LDR zoning, up to 6.5 single family units may be constructed per acre. For the proposed project site, this is equivalent of up to 71 single family units under the current zoning. The proposed project would change the current zoning of the project site to High Density Residential (HDR) allowing up to 60 senior housing units per acre or 21.7 single family units per acre; however, the proposed project is only proposing to construct up to 247 senior housing units on the 11-acre site. Trip Generation Weekday daily, AM, and PM peak hour trips were estimated for the proposed project based on the Institute of Transportation Engineers (ITE) in Trip Generation Manual (10th Edition, 2017). As noted above, the proposed project would construct 247 senior housing units. The ITE land use assumed in the analysis for the proposed land use was Senior Adult Housing -Attached (LU #252), based on the ITE land use definitions. The proposed project reflects the change in zoning from LDR to HDR. Additionally, a comparison is provided calculating the trip generation associated with the current zoning which could develop up to 71 single family homes as LDR. The ITE land use assumed in the analysis for the current zoning was Single -Family Detached Housing (LU #210), based on the ITE land use definitions. Trip generation for the proposed development assuming the changed zoning of HDR compared with the land use assuming the current zoning (LDR) is summarized in Table 1. 12131 113th Avenue NE, Suite 203, Kirkland, WA 98034 1 425.821.3665 I transpo, Table 1. Weekday Project Trip Generation Comparison Land Use Daily AM Peak Hour PM Peak Hour Size Total' In Out Total In Out Total Proposed Project Senior Housing (#252) 247 DU 914 17 32 49 35 29 64 Current Zoning Single Family Housing (#210) 71 DU 670 13 40 53 44 26 70 Difference (Proposed - Current Zoning) 244 4 -8 -4 -9 3 -6. Note: DU = dwelling units 1. Trips based on ITE's Trip Generation Manual, 10'h Edition (2017). As shown in Table 1, the proposed project is anticipated to generate approximately 914 new weekday daily trips with 49 trips occurring during the weekday AM peak hour and 64 trips during the weekday PM peak hour. Under the current zoning, the site would generate up to 670 new daily weekday daily trips with 53 trips occurring during the weekday AM peak hour and 70 trips during the weekday PM peak hour. Comparing the proposed project to the current zoning, the proposed project would generate less trips during the weekday AM and PM peak hours and would result in an increase in daily trips. An increase in total daily trips with the proposed project compared with the current zoning is due to trips associated with senior housing occurring outside of the peak periods when the adjacent street traffic volumes are lower, resulting in minimal impact. Summary The proposed project would construct up to 247 senior housing units but will require the site to be re -zoned from LDR to HDR. The proposed project is anticipated to generate approximately 914 new weekday daily trips with 49 trips occurring during the weekday AM peak hour and 64 trips during the weekday PM peak hour. Comparing the proposed project to the current zoning, the proposed project would generate less trips during the weekday AM and PM peak hours but would result in an increase in daily trips. An overall increase in daily trips with the proposed senior housing development relative to the existing zoning is due to trips from a senior housing development primarily occurring outside of the peak periods when the adjacent street traffic volumes are lower, resulting in minimal impact to the adjacent roadways. 2 Attachment A: Preliminary Site Plan Illllll�i].!flil f Moira Bradshaw From: Moira Bradshaw Sent: Tuesday, April 3, 2018 5:11 PM To: 'Kassi Leingang' Cc: Mike Swenson; MujibK@brhinc.com; Ryan Patterson; Cyndy Knighton; Minnie Dhaliwal Subject: RE: Vintage at Tukwila - Traffic Study Kassi — Thank you for the Transportation analysis that you sent last Thursday. The staff of Community Development and Public Works reviewed and discussed the trip generation report that you submitted and request that it be expanded as it does not encompass the scope of the proposed changes. The applicant may have a project in mind, but the action being requested encompasses a larger scope. For background, the City's definition of Senior housing is as follows: "Senior citizen housing" is housing in a building or group of buildings with two or more dwelling and/or sleeping units, restricted to occupancy by at least one senior citizen per unit, and may include Food Preparation and Dining activities, Group Activity areas, Medical Supervision or other similar activities. Such housing is further distinguished using funding restrictions, covenants between the developer, tenants, operators and/or the City or other agreements that restrict the development to those individuals over 60 years of age. Senior Citizen Housing strategies may include provisions for units dedicated to persons under 60 years of age that have medical conditions consistent with definitions in the Americans with Disabilities Act; however, the percentage of such units may not exceed 20% of the total units. These facilities may not include populations requiring convalescent or chronic care, as defined under RCW 18.51. How does the ITE category chosen compare to what would be allowed? 2. The capacity for senior housing is theoretically 886 units gross. (14.78 acres/60 units per acres) 3. The multifamily capacity would be 321 units. Is the senior housing trip generation and transportation network impact greater than for the multi -family? Specifically from the City's transportation engineer: 1. The March 27, 2018 memorandum by the Transpo Group is an inadequate study of the potential traffic impacts associated with a rezone from a mix of existing LDR and CLI zoning to HDR. In order to study the full impacts of a potential rezone, the maximum development needs to be studied. The memo only looks at a potential site development of a portion of the rezone, and not at the highest use. Transpo must do an analysis for the entire rezone area at the maximum level of development. 2. The Transpo memo compares the development levels with the potential rezone to the current zoning. While on one level it is sensible to compare to existing zoning, the reality is the land is currently vacant and undeveloped. The city's modeling has not factored in this area as developing at the maximum permissible use according to the current zoning. It cannot be assumed that the surrounding transportation network is adequate for a fully developed LDR/CLI area as that has not been determined. The analysis for this proposed rezone needs to compare to existing conditions, not just a theoretical comparison of land use potential based on current zoning. 3. The analysis needs to study the available roadway network for capacity based on the maximum land use potential associated with the rezone. The Transpo memo memo only studied trip generation differences between land use potential of current zoning to a potential senior housing development on a subset of the larger rezone application. Impacts to 47th Avenue S needs to be analyzed including road capacity, sidewalk/pedestrian facilities, and impacts to ingress/egress at the 47th Avenue S/S Ryan Way intersection. The intersection analysis needs to look at level of service, safety, sight distance and queuing impacts associated with the proposed rezone and develop conceptual -level mitigation 1 / i should it be warranted. Study of similar scale may also be warranted at the site eritrance(s) off of 47th Avenue S but this could be deferred until a project application with a set site plan is submitted. Please feel free to contact me or Cyndy Knighton to discuss these comments and any questions you might have. I need to know when you can respond to this request in order to determine when the staff analysis can be completed and a City Council hearing scheduled. Regards, Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice From: Kassi Leingang <kassi.leingang@transpogroup.com> Sent: Thursday, March 29, 2018 4:27 PM To: Cyndy Knighton <Cyndy.Knighton@TukwilaWA.gov>; Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> Cc: Mike Swenson <mike.swenson@transpogroup.com>; MujibK@brhinc.com; Ryan Patterson <rpatterson@Vintagehousing.com> Subject: Vintage at Tukwila - Traffic Study Hi Moira and Cyndy, Attached is the trip generation analysis we completed for the proposed Vintage at Tukwila senior housing development which compares the proposed development to development under the current zoning. Please let me know any questions or comments. Thanks, Kassi Leingang, PE I Transportation Engineer Kassi.Leingang@transpogroup.com t 425-821-3665 l d 425-896-5240 transpogroup 7. 2 Moira Bradshaw From: Cyndy Knighton Sent: Tuesday, April 3, 2018 4:55 PM To: Moira Bradshaw; Minnie Dhaliwal Cc: David McPherson Subject: RE: Transpor analysis response Moira, As per our conversation this afternoon regarding the rezone application associated with the proposed Vintage at Tukwila Senior Housing site, Public Works has the following comments regarding the necessary traffic analysis. 1. The March 27, 2018 memorandum by the Transpo Group is an inadequate study of the potential traffic impacts associated with a rezone from a mix of existing LDR and CLI zoning to HDR. In order to study the full impacts of a potential rezone, the maximum development needs to be studied. The memo only looks at a potential site development of a portion of the rezone, and not at the highest use. Transpo must do an analysis for the entire rezone area at the maximum level of development. 2. The Transpo memo compares the development levels with the potential rezone to the current zoning. While on one level it is sensible to compare to existing zoning, the reality is the land is currently vacant and undeveloped. The city's modeling has not factored in this area as developing at the maximum permissible use according to the current zoning. It cannot be assumed that the surrounding transportation network is adequate for a fully developed LDR/CLI area as that has not been determined. The analysis for this proposed rezone needs to compare to existing conditions, not just a theoretical comparison of land use potential based on current zoning. 3. The analysis needs to study the available roadway network for capacity based on the maximum land use potential associated with the rezone. The Transpo memo memo only studied trip generation differences between land use potential of current zoning to a potential senior housing development on a subset of the larger rezone application. Impacts to 47th Avenue S needs to be analyzed including road capacity, sidewalk/pedestrian facilities, and impacts to ingress/egress at the 47th Avenue S/S Ryan Way intersection. The intersection analysis needs to look at level of service, safety, sight distance and queuing impacts associated with the proposed rezone and develop conceptual -level mitigation should it be warranted. Study of similar scale may also be warranted at the site entrance(s) off of 47th Avenue S but this could be deferred until a project application with a set site plan is submitted. 1 I hope this provides you witn"the necessary feedback for your response back to the developer. Cyndy From: Moira Bradshaw Sent: Monday, April 2, 2018 5:06 PM To: Cyndy Knighton <Cyndy.Knighton@TukwilaWA.gov>; Minnie Dhaliwal <Minnie.Dhaliwal@TukwilaWA.gov> Subject: Transpor analysis response To start discussion at meeting tomorrow. 2 Moira Bradshaw From: Moira Bradshaw Sent: Thursday, March 29, 2018 4:54 PM To: Cyndy Knighton Cc: David McPherson Subject: FW: Vintage at Tukwila - Traffic Study - File E17-0002 Attachments: Trip Generation Memo_Vintage at Tukwila.pdf Hi Cyndy — I'm assuming it won't take long to review the attached two page traffic analysis. My comment is that the analysis needs to evaluate the traffic impacts associate with the densest use possible in HDR at the maximum density. This report analyzes just the potential senior housing facility. The analysis should be for a non -project action — not a project action, if that is helpful and probably include a narrative of transportation infrastructure conditions. Thanks, Moira From: Kassi Leingang <kassi.leingang@transpogroup.com> Sent: Thursday, March 29, 2018 4:27 PM To: Cyndy Knighton <Cyndy.Knighton@TukwilaWA.gov>; Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> Cc: Mike Swenson <mike.swenson@transpogroup.com>; MujibK@brhinc.com; Ryan Patterson <rpatterson@Vintagehousing.com> Subject: Vintage at Tukwila - Traffic Study Hi Moira and Cyndy, Attached is the trip generation analysis we completed for the proposed Vintage at Tukwila senior housing development which compares the proposed development to development under the current zoning. Please let me know any questions or comments. Thanks, Kassi Leingang, PE I Transportation Engineer Kassi.Leingang@transpogroup.com t 425-821-3665 I d 425-896-5240 transpogroup 1 Moira Bradshaw From: Sent: To: Cc: Subject: Attachments: Hi Moira and Cyndy, Kassi Leingang<kassi.leingang@transpogroup.com> Thursday, March 29, 2018 4:27 PM Cyndy Knighton; Moira Bradshaw Mike Swenson; MujibK@brhinc.com; Ryan Patterson Vintage at Tukwila - Traffic Study Trip Generation Memo_Vintage at Tukwila.pdf Attached is the trip generation analysis we completed for the proposed Vintage at Tukwila senior housing development which compares the proposed development to development under the current zoning. Please let me know any questions or comments. Thanks, Kassi Leingang, PE I Transportation Engineer Kassi. Leingang@transpogroup.com t 425-821-3665 I d 425-896-5240 transpogroup =`�r" 1 w I \ City of Tukwila Department of Community Development File Number P16-0062 LAND USE PERMIT ROUTING FORM TO: ®Building ®Planning ®Public Works ©Fire Dept. ®Police Dept. ©Parks/Rec Project: Comprehensive Plan and Zoning Map Amendment - Vintage @ Tukwila Address: 3348401820; 3348401860; 0323049050; 3348401810; 3348401800; Date transmitted: 29 March 2018 Response requested by: April 6 2018 Staff coordinator: Moira Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60-day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the methodused to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) Plan check date: Comments Update date: prepared by: l i f \ Comprehensive Plan and Zoning Map Amendment from Commercial Light Industrial and Low Density Residential to High Density Residential Four parcels totaling 644,002 sq. ft. or 14.78 acres 188, 179 sq. ft. 0323049149 0323049034 •. 186,001 sq. ft. 158,558 sq.ft. 03 2304905 0 3348401860 LDR 476800031 54;76800270 5476800175 5476800040 t5476800274 5447 k0-4-if 476800050 5476800260 5476800255 0 In iO0'62 5 x+ 6800055 5-4i76800061 5476800067" 5476800068 5476800069 547680 070 68742005251687420 6874200530 0 �4 0 032 0 (+ --54-i 680022 o • 0 54768002: cc 92 oar U) N N 54I768002: • � fA54768001104,41 j in 5476800090 O 54768001 J to54768002: 47680- 100eN 1 �F, 5476800080 et c j0 6874200326-Ln 40 6874200465 6874200416 6874200480 6874200320 O t 687'4200360 vt St%687_420048 ---6874200370 to- 87.4200395 39,390 sq. ft. 3348401820 3348401810 71,874 sq. ft. J 3348401800 3348402700 <----334�401�0909 134840].7RO w 682_429.0275 68742,005.70 1 6 87 40.0515 6874200265 687470-0590 0a 0 1.11 N 0 a 0 - N co m c0 6874200650 O o` 0 0 0 0 0 N 7_80000192 LDR 68*4200785, :0000130 n 03 co 0 0 n68742' 0 0 m w n et- 874 6874 6874200 c 68 • L201 6E `0 687420( ✓ 68' 420( 687420( 687420( a 16 874 0 0. 7100001 tra nspo WHAT TRANSPORTATION CAN BE. MEMORANDUM r Date: March 27, 2018 TG: 1.18070.00 To: Moira Bradshaw and Cyndy Knighton — City of Tukwila From: Mike Swenson PE, PTOE & Kassi Leingang PE — Transpo Group cc: Ryan Patterson and Carl Dominguez — Vintage Housing Subject: Vintage at Tukwila Senior Housing and Rezoing Trip Generation Study This memorandum provides an assessment of the potential trip generation of the proposed senior housing development located south of the 47th Avenue S/S Ryan Way intersection in Tukwila. The proposed site would require a re -zoning from Low Density Residential (LDR) to High Density Residential (HDR). This memorandum presents the project description and a comparison of the project developed under its current zoning relative to the proposed revised zoning. The scope of this analysis was coordinated with City staff prior to this submittal. Project Description and Rezoning The proposed development is located west of 47th Avenue S and south of S Ryan Way and would construct up to 247 senior housing units on an approximately 11-acre undeveloped property. Access to the site is proposed via 47th Avenue S. Attachment A provides a preliminary site plan. The site of the proposed project is currently zoned as Low Density Residential (LDR). Under LDR zoning, up to 6.5 single family units may be constructed per acre. For the proposed project site, this is equivalent of up to 71 single family units under the current zoning. The proposed project would change the current zoning of the project site to High Density Residential (HDR) allowing up to 60 senior housing units per acre or 21.7 single family units per acre; however, the proposed project is only proposing to construct up to 247 senior housing units on the 11-acre site. Trip Generation Weekday daily, AM, and PM peak hour trips were estimated for the proposed project based on the Institute of Transportation Engineers (ITE) in Trip Generation Manual (10th Edition, 2017). As noted above, the proposed project would construct 247 senior housing units. The ITE land use assumed in the analysis for the proposed land use was Senior Adult Housing -Attached (LU #252), based on the ITE land use definitions. The proposed project reflects the change in zoning from LDR to HDR. Additionally, a comparison is provided calculating the trip generation associated with the current zoning which could develop up to 71 single family homes as LDR. The ITE land use assumed in the analysis for the current zoning was Single -Family Detached Housing (LU #210), based on the ITE land use definitions. Trip generation for the proposed development assuming the changed zoning of HDR compared with the land use assuming the current zoning (LDR) is summarized in Table 1. 12131 113th Avenue NE, Suite 203, Kirkland, WA 98034 I 425.821.3665 I tfaf5DO .com Table 1. Weekday Project Trip Generation Comparison Land Use Daily AM Peak Hour PM Peak Hour Size Total' In Out Total In Out Total Proposed Project Senior Housing (#252) 247 DU 914 17 32 49 35 29 64 Current Zoning Single Family Housing (#210) 71 DU 670 13 40 53 44 26 70 Difference (Proposed - Current Zoning) 244 4 -8 -4 -9 3 -6 Note: DU = dwelling units 1. Trips based on ITE's Trip Generation Manual, 10th Edition (2017). As shown in Table 1, the proposed project is anticipated to generate approximately 914 new weekday daily trips with 49 trips occurring during the weekday AM peak hour and 64 trips during the weekday PM peak hour. Under the current zoning, the site would generate up to 670 new daily weekday daily trips with 53 trips occurring during the weekday AM peak hour and 70 trips during the weekday PM peak hour. Comparing the proposed project to the current zoning, the proposed project would generate Tess trips during the weekday AM and PM peak hours and would result in an increase in daily trips. An increase in total daily trips with the proposed project compared with the current zoning is due to trips associated with senior housing occurring outside of the peak periods when the adjacent street traffic volumes are lower, resulting in minimal impact. Summary The proposed project would construct up to 247 senior housing units but will require the site to be re -zoned from LDR to HDR. The proposed project is anticipated to generate approximately 914 new weekday daily trips with 49 trips occurring during the weekday AM peak hour and 64 trips during the weekday PM peak hour. Comparing the proposed project to the current zoning, the proposed project would generate Tess trips during the weekday AM and PM peak hours but would result in an increase in daily trips. An overall increase in daily trips with the proposed senior housing development relative to the existing zoning is due to trips from a senior housing development primarily occurring outside of the peak periods when the adjacent street traffic volumes are lower, resulting in minimal impact to the adjacent roadways. r 2 Attachment A: Preliminary Site Plan 505.4.51A5 mewlt tHt5 OZCIOS ,t4 L0555 1,..1.5cds .p55 .55 any eppmry.1 a jni3 01,43;8 UOSIO+U10.11SAU 4010NIHSVM AVM NVAEI Hinos Pue Hinos 3AV Hilt 30VINIA .1o5row• •,!5:11 !MO 5 5 3 0 /I 9-1, I 11 /1 / I // L (L3Ufl000) HMOS 3115111V1i1.81, t•AVAI lif12111511 HUMS \ tic :+!*::. 7.: • • • k • `‘l _ _ CO 0 • City of Tukwila Department of Community Development 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206-431-3670 Web site: http://www.TukwilaWA.gov CERTIFICATE OF WATER AVAILABILITY PERMIT NO.: 2 / 6 cog3 Part A: To be completed by applicant Site address (attach map and legal description showing hydrant location and size of main): faref s . 48 4-070053a; 33%V e yoo vaifig4inik'o Z3 ;fib/ 7 Owner o coati n Agent/Contact Person Name: T' � i Cji _ �r 6 L`�Ll�l k. Name: Girl 5 V / �� L Q�Q1 Address:: 7 34 AA�Qj. ,' -` _ '" Address:l.:/�l�l e a�. RL(6/4d J U/ TG uLQ Q Phone: —1 �6 1OZd" ,p536 ��/% � Phone: 509 3.7 .4 6516,4 This certificate is for the purposes of: ❑ Residential Building Permit A Preliminary Plat 0 Short Subdivision ElCommercial/Industrial Building Permit Rezone ElOther /�tolfi_ Estimated number of service connections and water meter siz RI l 1 Y 91 el Cf3 W 00 Sent vY Olds. Vehicular distance from nearest hydrant to the closest point of structure is ft. Area is served by (Water Utility District): 72)ga. 7J�-- Owner/Agent Signature Date Part B: To be completed by water utility district 1. The proposed project is within l U k C-4 j L, A LJA Th.- /2 $ ?7- t'► (City/County) 2. ❑ No improvements required. 3. The improvements required to upgrade the water system to bring it into compliance with the utilities' comprehensive plan or to meet the minimum flow requirements of the project before connection and to meet the State cross connection control requirements: (Use separate sheet if more room is needed) 4. Based upon the improvementsp�tlisted above, water can be provided and will be available at the site with a flow of /$7‘ gpm at 20 psi residual for a duration of LIIOurs a VPInrity of fp , as 1.ations. 5. Water availability: 24 MtGaa- 5 P4 P R7T e me0 �A71'Z n?c (� C"-Li ❑ Acceptable service can be provided to this project nAcceptable service cannot be provided to this project unless the improvements in Item B-2 are met. ❑ System is not capable of providing service to this project. v clifir 7 I hereby certify that the above information is true and correct. rb Agency/Phone By Date H:Applications \Forms -Applications On Line\2011-05 Water Availability.doc Revised: May 2011 City of Tukwila Comprehensive Water Plan Update Available Fire Flow Tables Map Sheet Label Fire Flow Needed (gpm) 2030 Fire Flow Available (gpm) Map Sheet 1 Assoc.Grocers 4,000 8,001 Map Sheet 1 Boeing 12-0255 4,000 8,001 Map Sheet 1 Boeing 12-0360 4,000 8,001 Map Sheet 1 Boeing 12-0380 4,000 8,001 Map Sheet 1 J-481 4,000 8,001 Map Sheet 1 Jorgensen 4,000 8,001 Map Sheet 2 Boeing 12-0370 4,000 6,018 Map Sheet 2 J-243 01 8,001 Map Sheet 2 J-328 4,000 8,001 Map Sheet 2 • 1-490 04 7,461 4 Map Sheet 2 -diJ-491 4,000 8,001 Map Sheet 2 WD 125 @ 116th 01 6,971 Map Sheet 3 Hyd-360 1,000 1,054 Map Sheet 3 Hyd-359A 1,000 1,600 Map Sheet 3 J-278 1,000 2,979 Map Sheet 3 J-279 1,000 4,428 Map Sheet 3 J-280 1,000 3,105 Map Sheet 3 1-281 1,000 2,963 Map Sheet 3 1-282 1,000 3,330 Map Sheet 3 J-283 1,000 2,958 Map Sheet 3 J-285 1,000 3,910 Map Sheet 3 1-286 1,000 3,785 Map Sheet 3 1-287 1,000 3,777 Map Sheet 3 J-289 1,000 6,609 Map Sheet 3 J-340 1,000 1,933 Map Sheet 3 J-341 1,000 1,864 Map Sheet 3 J-342 02 43 Map Sheet 3 J-343 1,000 1,832 Map Sheet 3 J-344 1,000 1,832 Map Sheet 3 1-345 1,500 1,832 Map Sheet 3 1-346 1,000 1,576 Map Sheet 3 J-347 1,000 1,459 Map Sheet 3 1-348 02 166 Map Sheet 3 J-349 01 1,309 Map Sheet 3 J-461 1,000 6,030 Map Sheet 3 J-462 1,000 2,314 Map Sheet 3 J-463 1,000 1,427 Map Sheet 3 1-464 1,000 1,336 Map Sheet 3 J-465 1,000 1,320 Map Sheet 3 J-466 1,000 1,320 Map Sheet 3 1-467 1,000 1,320 Map Sheet 3 J-468 02 81 Map Sheet 3 J-469 02 69 Map Sheet 3 J-470 02 74 Map Sheet 3 1-471 1,000 2,314 Map Sheet 3 J-472 1,000 1,867 Map Sheet 3 J-473 1,000 1,867 Map Sheet 3 J-474 1,500 1,864 Map Sheet 3 J-475 1,000 1,727 Map Sheet 3 J-493 02 (N/A) Map Sheet 3 SF-217 1,000 8,001 Map Sheet Label Fire Flow Needed (gpm) 2030 Fire Flow Available (gpm) Map Sheet 3 SF-218 1,000• 8,001 Map Sheet 3 SF-219 1,000 8,001 Map Sheet 3 SF-220 1,000 8,001 Map Sheet 3 SF-221 1,000 8,001 Map Sheet 3 SF-222 1,000 8,001 Map Sheet 3 SF-223 1,000 8,001 Map Sheet 3 SF-224 1,000 8,001 Map Sheet 3 SF-225 1,000 8,001 Map Sheet 3 SF-226 1,000 7,679 Map Sheet 3 SF-227 1,000 7,085 Map Sheet 3 SF-228 1,000 5,800 Map Sheet 3 SF-229 1,000 3,910 Map Sheet 3 SF-230 1,000 8,001 Map Sheet 3 SF-231 1,000 8,001 Map Sheet 3 SF-232 1,000 8,001 Map Sheet 3 SF-233 1,000 8,001 Map Sheet 3 SF-234 1,000 8,001 Map Sheet 3 SF-235 1,000 7,964 Map Sheet 3 SF-236 1,000 7,551 Map Sheet 3 SF-237 1,000 7,038 Map Sheet 3 SF-238 1,000 6,870 Map Sheet 3 SF-240 1,000 7,867 Map Sheet 3 SF-241 1,000 8,001 Map Sheet 3 SF-242 1,000 8,001 Map Sheet 3 SF-267 1,000 7,325 Map Sheet 3 SF-268 1,000 7,971 Map Sheet 3 SF-269 1,000 7,348 Map Sheet 3 SF-277 1,000 4,940 Map Sheet 3 SF-500 1,000 3,344 Map Sheet 3 SF-501 1,000 3,436 Map Sheet 3 SF-502 tc 1,000 3,769 4- Map Sheet 3 SF-503 1,000 4,076 Map Sheet 4 Hyd-1 3,000 8,001 Map Sheet 4 Hyd-2 3,000 7,766 Map Sheet 4 J-143 3,000 5,623 Map Sheet 4 J-144 3,000 3,792 Map Sheet 4 J-145 4,000 2,724 Map Sheet 4 J-204 3,000 6,924 Map Sheet 4 J-205 3,000 7,332 Map Sheet 4 1-206 3,000 8,001 Map Sheet 4 J-208 01 6,619 Map Sheet 4 J-209 1,500 4,859 Map Sheet 4 J-210 1,500 4,794 Map Sheet 4 1-211 1,500 4,974 Map Sheet 4 J-212 3,000 6,705 Map Sheet 4 J-213 3,000 5,204 Map Sheet 4 J-214 3,000 6,531 Map Sheet 4 J-215 3,000 6,439 Map Sheet 4 1-300 1,000 2,916 Map Sheet 4 1-302 3,000 5,657 Map Sheet 4 J-305 3,000 5,273 Map Sheet 4 J-307 3,000 6,990 5/22/2013 1 of 4 Moira Bradshaw From: Moira Bradshaw Sent: Wednesday, February 21, 2018 11:48 AM To: 'kassi.leingang@transpogroup.com' Cc: Cyndy Knighton Subject: FW: Tukwila Ryan Hill Rezone Kassi — I've talked with one of the City's Transportation Engineers and she will be a good contact for you. Her name is Cyndy Knighton and her number is 206- 431-2450. I've copied her on this email. Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice From: Moira Bradshaw Sent: Wednesday, February 21, 2018 11:25 AM To: 'kassi.leingang@transpogroup.com' <kassi.leingang@transpogroup.com> Subject: Tukwila Ryan Hill Rezone Hi Kassi — Here is the link to the Zoning Code. Table 18-6 on page 2 lists the permitted uses in the various zones. You can click on the chapter titile in the Table of Contents and you will jump to that page. The density standards are in each zone LDR and HDR and can also be accessed through the table of contents. http://records.tukwilawa.gov/weblink/1/edoc/56618/Tukwila%20Municipal%20Code%20-%20Title%2018%20- %20Zoning.pdf If you need any more help — let me know. Moira Carr Bradshaw Senior Planner Tukwila Department of Community Development 206 - 431— 3651 The City of Opportunity, the community of choice 1 Moira Bradshaw From: Moira Bradshaw Sent: Thursday, February 8, 2018 8:35 AM To: Ryan Patterson; Mujib Kamawal Subject: Traffic analysis Hi Ryan - I wanted to clarify that the traffic analysis needs to identify the impact of any development under the HDR, NOT the Vintage Housing project. Consider the density and uses that would be maximally allowed in the zone and the transportation needs - consider all needs not just vehicular. I'll be in office on MOnday and can talk with you then. Regards, Moira Carr Bradshaw Senior Planner Community Development Department Tukwila, WA 98188 (206) 431 3651 www.tukwilawa.gov The City of opportunity, the community of choice i 47th Ave S from S Ryan Way to S 109t" St PROJECT DESCRIPTION This project involves widening the roadway to 28' to provide two 14' travel/parking lanes and installing a 5' sidewalk along the west side of 47th Ave S. Underground overhead utilities located along the west side of 47th Ave S. Install storm drainage structures throughout the corridor. All widening and sidewalk installation will occur on the west side to avoid constructing an east -side retaining wall. Due to the location of this corridor, a pedestrian network could be created if proposed improvements on S 109th St between 47th Ave S and 48th Ave S are also implemented. These improvements can be made in the existing ROW. No temporary construction easements will be needed to complete improvements. There will also be impacts to existing mailboxes and fire hydrants. Streetlights will be replaced during utility undergrounding. Improvements will be done along the east side of ROW to avoid the steep eastern slope near S Ryan Way. parr.. ._ _ PLANNING LEVEL OPINION OF COST ENGINEERING $78,000 RIGHT-OF-WAY $0 CONSTRUCTION $518,000 UTILITY UNDERGROUNDING $580,000 TOTAL COST Typical improved cross section for Option 1; looking north (Preferred Option) $1,176,000 218 47th Ave S from S Ryan Way to S 109t" St EXISTING CONDITIONS • Posted speed of 25 mph. • No striping; average roadway width of 20'. • Corridor length of 610'. • No designated bicycle facilities or sidewalks. CONTEXT • Surrounding area land use is predominantly single family. • Parking along west soft shoulder near north end of corridor. South end of 47th Ave S at S 109`" St; looking south. • Average ROW* width of 40-60'; steep slopes limit usable area (especially along the east side). • Overhead utilities along west side of 47th Ave S. • Steep slopes along east side of 47th Ave S near S Ryan Way. • Segments of drainage ditch along both sides of corridor. *ROW widths based on King County GIS data OPPORTUNITIES • Connect to existing sidewalks on Ryan Way S. • Improve stability of slopes along 47th Ave S. • Improve safety for pedestrians traveling to public transit destinations. Steep slopes and retaining walls near roadway; looking north. IMPROVEMENT OPTIONS • Option 1: Widen roadway to 28' to provide two 14' travel/parking lanes and install a 5' sidewalk with curb and gutter along the west side of the roadway. Underground overhead utilities and replace removed streetlights. Install storm drainage structures throughout corridor. • Option 2: Widen roadway to 28' to provide two 14' travel/parking lanes and install 5' sidewalks with curb and gutter along both sides of the roadway. Underground overhead utilities and replace removed streetlights. Install storm drainage structures throughout corridor. • Option 3: Install sidewalk with curb and gutter along west side of 47th Ave S. Underground overhead utilities and replace streetlights. Install storm drainage structures throughout corridor. Typical existing cross section; looking north. f � City of Tukwila Department of Community Development FILE NUMBER PL16-0062 E17-0002 L16-0083 Land Use Routing form for Revisions TO: ❑ Building ❑ Fire Dept. ❑ Police Dept ❑Parks/Rec D Public Works: (please list the name) Project:Annual Comp Plan Amendments — Vintage@Tukwila Address: See Tax Parcels and Attached map Date transmitted 7/25/17 Response requested by: 8/3/17 Planner: Moira Date response received: COMMENTS The boundaries of the proposed land use map change have been modified to eliminate the small lot fronting on 47Ave. S. and include the part of the LDR district that would have been left between the proposed HDR and the C/LI. ❑ DRC review requested ❑ Plan submittal requested ❑ Plan approved Plan check date: Comments prepared by: Moira Bradshaw From: Moira Bradshaw Sent: Tuesday, July 25, 2017 9:34 AM To: Allen Johannessen; Don Tomaso; David McPherson; Andrea Cummins; Michael Cusick Subject: Vintage@Tukwila Attachments: Routing form for revisions.dot; Comp Plan Application revised.pdf; New Boundaries.docx Negotiations with the applicant have resulted in a modification of the original application. The land to the north of S 108th Street that is part of the LDR district has been added and the small lot that fronted 47 Avenue S. has been deleted. This Zink will take you to the survey and wetland report as well as architectural elevations and site plans. Z:\DCD\Vintage@Tukwila\Wetlands Delineation-TWC Report Tukwila 2016 11 23.pdf Don I'll get you a hard copy of sepa checklist. Thanks. Moira 1 r 1 City of Tukwila Allan Ekberg, Mayor Mayor's Office - David Cline, City Administrator INFORMATIONAL MEMORANDUM TO: Moira Bradshaw BY: Mike Cusick, Senior Program Manager DATE: June 29, 2017 SUBJECT: Sanitary Sewers for Vintage Housing and Portions of Ryan Hill ISSUE Providing Sanitary Sewer service for the Vintage Housing project and portions of the Ryan Hill neighborhood. BACKGROUND A rezone from Industrial/Residential to High Density Residential for 10 +/- acres of land of senior housing is proposed for a parcel of land between Martin Luther King Jr. Way South and 47th Ave. South, south of Ryan Way. The future construction of the senior or high density housing would require the construction of the sewer line from Martin Luther King Jr. Way South to 47th Ave. South, with farther extensions of the sewer line to the east. It is possible to provide sewer service for parcels within the polygon shown. The attached drawing shows the portion of the Ryan Hill neighborhood that could be serviced by the extension of a sanitary sewer from the east side of Martin Luther King Jr. Way South. RECOMMENDATION Information only Tuila iMap Tukwila iMap }ry \\‘. 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Al. co 13 SdiDoflH s 4 1 S T A.VE S 46TH AVE S CI) 0 0 rn -0 0) • -r 'r• Hyd-360 r \ Figure 5.3 Existing Sewer System with Pipeline Sags Comprehensive Sanitary Sewer Plan City of Tukwila Legend Lift Station Sanitary Sewer Pipelines ® Pipeline With Sags — All Other Pipelines — Roads Lakes/Ponds/Rivers/ Streams/Creeks Drainage Area Boundary 2/18 3 4 5 6 7 8 g 10 11 12 13 14 15 16 20 22 23 24 — — , City Limits/Urban — Growth Boundary OSewer Service Area mon Feet 2,000 4,000 Cm OF TUKWILA EXISTINGSYSTEM 4.3.14 Drainage Basin No. 14 Drainage Basin No. 14 is at the very south end of the city and is bounded by the Green River on the east, 1-5 on the west, and generally South 188th and 204th Streets on the north and south, respectively. The area is currently under development by Segale Properties. As a part of this development a gravity sewer, is being constructed from the vicinity of 200th Street north connect with the existing system at the corner of Minkler Boulevard. and Southcenter Parkway. A lift station will be located approximately at the mid point of this gravity sewer to prevent excessive depths, flat sewer slopes or both. This lift station will discharge wastewater to the Lift Station No. 2. 4.3.15 Drainage Basin No. 15 This is a small basin that consists largely of the Foster Point area. This area was sewered in 2007 and mostly consists of 8-inch sewers. The sewers drain to Tukwila's Lift Station No. 8 located on 56th Avenue South. The Lift Station No. 8 discharges via a 4-inch force main to the King County WTD interceptor. 4.3.16 Drainage Basin No. 16 Drainage Basin No. 16 is served entirely served by Valley View Sewer District. A small area in the eastern sector of the new drainage, between 51 st Avenue South and 1-5, remains on septic systems. The City plans serve this area as shown in Figure 2.2 (Chapter 2). 4.3.17 Drainage Basin No. 20 Basin No. 20 consists largely of the Allentown area of the City. It is bounded by South 116th Street on the north, 1-5 on the east, and the Green River on the west and south. The area is largely residential. A 48-inch King County WTD interceptor runs north -south through the basin from South 116th Street to a siphon crossing on the Green River, where it connects to King County WTD's 54 inch trunk line in Drainage Basin No. 1. Eight -inch gravity pipelines in the basin also flow to connections with the King County WTD line. A new lift station, No. 10, was constructed in 2007. The Lift Station No. 10 discharges via a 4-inch force main to the King County WTD interceptor. 4.3.18 Drainage Basin No. 22 Drainage Basin No. 22 serves the residential area of Ryan Hill, bounded generally by 1-5 on the west and south and the city limits on the north and east. Much of the basin is unsewered. Existing service in those portions of the basin that are sewered consists of 8- and 12-inch gravity lines in several locations. These gravity lines drain to the two connections to existing 18- and 24-inch Seattle system that ultimately conveys to the King County system WTD mains located in Martin Luther King Way. CAROLLO ENGINEERS 4-9 Final - May 2013 pw://CarollolDocuments/Client WNTukwilal8472A00lDeliverables/Chapter4/Ch04_Sewer <, City of Tukwila CAPITAL IMPROVEMENT PROGRAM for 2017 - 2022 SEWER ENTERPRISE FUND 402.98 CIP *Other After Six Page # PROJECT TITLE 2017 2018 2019 2020 2021 2022 TOTAL Sources Years 80 Annual Sewer Repair Program 200 200 200 200 200 200 1,200 0 200 81 CBD Sanitary Sewer Rehabilitation 1,265 1,265 1,214 0 0 0 3,744 0 0 82 Fort Dent Park BNSF Sewer Relocation 1,004 0 0 0 0 0 1,004 0 0 83 Sewer Lift Station No. 2 Upgrades 765 0 0 0 0 0 765 0 7,100 84 Andover Park East Sewer Replacement 550 0 0 0 0 0 550 0 0 85 53rd Ave S Sewer Rehabilitation 185 0 0 0 0 0 185 0 0 86 GIS Inventory of Sewer System 167 100 50 0 0 0 317 0 500 87 Sewer Repair West of Strander Blvd Bridge 160 0 0 0 0 0 160 0 0 88 Valley View West Hill Sewer Transfer Area 50 0 0 0 0 0 50 0 0 89 Sewer Lift Stations & Generator Upgrades 0 0 10 110 910 10 1,040 0 960 90 Southcenter Blvd Sewer Upgrade 0 0 0 180 0 0 180 0 1,647 91 Sewer Comprehensive Plan 0 0 0 140 140 0 280 0 0 92 Sewer Replacement at 14025 Interurban Ave 0 0 0 75 0 0 75 0 865 93 Future Sewer Lift Station No. 13 0 0 0 0 278 2,520 2,798 0 0 Abandon Sewer Lift Station No. 9 0 0 0 0 0 0 0 0 1,120 Sewer Lift Station No. 12 0 0 0 0 0 0 0 0 4,400 APW Sewer connection to KC Metro 0 0 0 0 0 0 0 0 300 Sewer Repair at 14438 59th Ave S 0 0 0 0 0 0 0 0 550 Allentown Phase I11 - Sewer Revitalization 0 0 0 0 0 0 0 0 1,440 Ryan Hill - Sewer Revitalization 0 0 0 0 0 0 0 0 1,900 Grand Total Changes from 2015 to 2017 CIP: 4,346 1,565 1,474 705 1,528 2,730 12,348 0 20,982 ** Denotes other funding sources, grants, or mitigation. 82 Moved Fort Dent BNSF Sewer Relocation from Parks 301 to Sewer 402 Changed name from Poverty Hill Sewer Revitalization to Allentown Phase III - Sewer Revitalization Changed name from Sewer Lift Stations No. 3 & 4 to Sewer Lift Stations & Generator Upgrades Project sheets scheduled beyond 2022 can be found in the City's website under Public Works Capital Improvement Program. Sewer Lift Station Locations Lift Station No. 1 - Master Telemetry Panel Lift Station No. 2 - Backup Dialer Lift Station No. 3 Lift Station No. 4 Lift Station No. 5 Lift Station No. 6 Lift Station No. 7 - Abandoned in 2011 Lift Station No. 8 Lift Station No. 9 Lift Station No. 10 Lift Station No. 11 Lift Station No. 12 Lift Station No. 13 600 Minkler Blvd. - Shops 1105 Andover Pk W (at Minkler Blvd) 550 Minkler Blvd 6790 Todd Blvd - Southcenter South 6830 Fort Dent Way (entrance to Park) 6820 Fort Dent Way (only serves Park) was at 14601 Interurban - replaced by gravity sewer 13359 56th Ave S - Foster Point (new in 2007) 12638 Interurban - Suburban Propane 12218 51 st PI S - Allentown (new in 2007) 18799 Southcenter Pkwy (new in 2012) 255 Andover Park W - Key Bank parking lot at mall Future - Tukwila Pkwy & Andover Park W 2017 - 2022 Capital Improvement Program 79 12/15/2016 Moira Bradshaw From: Don Tomaso Sent: Wednesday, June 14, 2017 12:48 PM To: Moira Bradshaw Subject: RE: Vintage @ Tukwila Rezone L16-083 Moira, Additionally, Fire will be very cautious with any development in this area that could generate substantial increased call volumes. This is what generated the second comment that you did not reference in your first e-mail. 4/21/2017 6:49:50 PM (Don Tomaso) Comments for applicant information: Provide water availability for fire flow based on TMC 16.16, Fire and Park Impact fees will apply to the project. Have applicant contact the Fire Marshal's office to review fire and EMS emergency service needs for the complex. C.? The drive time from Station 53 is 7 to 8 minutes, which equates to roughly a 9 to 11 — minute response time to this section of the City. Questions please let me know. Don From: Don Tomaso Sent: Wednesday, June 14, 2017 11:33 AM To: Moira Bradshaw <Moira.Bradshaw@TukwilaWA.gov> Cc: Michael Cusick <Michael.Cusick@TukwilaWA.gov> Subject: RE: Vintage @ Tukwila Rezone L16-083 Moira, Any applicant that proposes to build on the site must comply with the minimum fire flow requirements in the fire code as adopted by the City. With what Mike provided me today, any proposed project will have to be mindful of the building construction type and size of their buildings at this water zone. Fire must see a project proposal to evaluate the fire flow before approving or not approving a project. Let me know if you have any other questions. Don i i / From: Moira Bradshaw Sent: Tuesday, June 13, 2017 11:21 AM To: Don Tomaso <Don.Tomaso@TukwilaWA.gov> Cc: Michael Cusick<Michael.Cusick(a@TukwilaWA.gov> Subject: Vintage @ Tukwila Rezone L16-083 Don — Sorry I missed you earlier. I've filled out a Water Availability form and given it to Mike per your comments in Trak-it on the above application. The proposed rezone may not result in this "sample" Vintage @ Tukwila project. Staff is being asked to determine that multi -family development can physically occur on this subject site and what if any limitations or impacts that might occur from that. The verbal response from Mike — which I assume was passed on to the applicant at Pre-app - is that multi -family can be developed here but that the available water volume will dictate building size. I do not know how water volume and building size are related. Sprinkler pressure perhaps? Therefore water is available to serve future HDR projects. If you do not agree or see some other limitation that prevents future multi -family projects, please let me know by Monday June 19th! Thanks. Moira Carr Bradshaw Senior Planner Community Development Department 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 M-Th 1 8:30 — 5:00 I (206) 4313651 The City of opportunity, the community of choice 2 Moira Bradshaw From: Sent: To: Cc: Subject: Moira, Don Tomaso Wednesday, June 14, 2017 11:33 AM Moira Bradshaw Michael Cusick RE: Vintage @ Tukwila Rezone L16-083 Any applicant that proposes to build on the site must comply with the in the fire code as adopted by the City. With what Mike provided me today, any proposed project will have to construction type and size of their buildings at this water zone. minimum fire flow requirements be mindful of the building Fire must see a project proposal to evaluate the fire flow before approving or not approving a project. Let me know if you have any other questions. Don From: Moira Bradshaw Sent: Tuesday, June 13, 2017 11:21 AM To: Don Tomaso <Don.Tomaso@TukwilaWA.gov> Cc: Michael Cusick <Michael.Cusick@TukwilaWA.gov> Subject: Vintage @ Tukwila Rezone L16-083 Don — Sorry I missed you earlier. I've filled out a Water Availability form and given it to Mike per your comments in Trak-it on the above application. The proposed rezone may not result in this "sample" Vintage @ Tukwila project. Staff is being asked to determine that multi -family development can physically occur on this subject site and what if any limitations or impacts that might occur from that. The verbal response from Mike — which I assume was passed on to the applicant at Pre-app - is that multi -family can be developed here but that the available water volume will dictate building size. I do not know how water volume and building size are related. Sprinkler pressure perhaps? Therefore water is available to serve future HDR projects. If you do not agree or see some other limitation that prevents future multi -family projects, please let me know by Monday June 19th1 Thanks. Moira Carr Bradshaw Senior Planner Community Development Department 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 M-Th 18:30 — 5:00 I (206) 4313651 1 f1 Moira Bradshaw From: Moira Bradshaw Sent: Tuesday, June 13, 2017 11:21 AM To: Don Tomaso Cc: Michael Cusick Subject: Vintage @ Tukwila Rezone L16-083 Don — Sorry I missed you earlier. I've filled out a Water Availability form and given it to Mike per your comments in Trak-it on the above application. The proposed rezone may not result in this "sample" Vintage @ Tukwila project. Staff is being asked to determine that multi -family development can physically occur on this subject site and what if any limitations or impacts that might occur from that. The verbal response from Mike — which I assume was passed on to the applicant at Pre-app - is that multi -family can be developed here but that the available water volume will dictate building size. I do not know how water volume and building size are related. Sprinkler pressure perhaps? Therefore water is available to serve future HDR projects. If you do not agree or see some other limitation that prevents future multi -family projects, please let me know by Monday June 19th! Thanks. Moira Carr Bradshaw Senior Planner Community Development Department 6300 Southcenter Boulevard, Suite 100 Tukwila, WA 98188 M-Th 1 8:30 — 5:00 I (206) 431 3651 The City of opportunity, the community of choice 1 f 11-1 Moira Bradshaw From: David McPherson Sent: Thursday, June 1, 2017 3:05 PM To: Moira Bradshaw Cc: Robin Tischmak; Michael Cusick; Ryan Larson; Cyndy Knighton Subject: RE: Vintage @ Tukwila Moira, Ref. proposed Vintage at Tukwila project. There would be no changes to the capital plans in the "Comprehensive Plans for Sanitary Sewer, Water, Storm Water, or Transportation" as a result of changing from LDR zoning to HDR zoning. Let me know if you have questions/comments. Thank you. Dave David McPherson Development Engineer City of Tukwila 6300 Southcenter Blvd #100 Tukwila, WA 98188 ph: (206) 431-2448 1 fx: (206) 431-3665 David.McPherson a(�TukwilaWA.gov i www.tukwilawa.cov **NEW EMAIL ADDRESS AND WEB ADDRESS!** The City of opportunity, the community of choice. From: Moira Bradshaw Sent: Tuesday, May 30, 2017 10:09 AM To: Michael Cusick <Michael.Cusick@TukwilaWA.gov>; Ryan Larson <Ryan.Larson@TukwilaWA.gov>; Robin Tischmak <Robin.Tischmak@TukwilaWA.gov> Cc: David McPherson <David.McPherson@TukwilaWA.gov> Subject: Vintage @ Tukwila Dear all, Please confirm that "NO CHANGES TO THE capital plans in the Comprehensive Plans for Sanitary, Water, Storm Water or Transportation" will result from the request to change the LDR zoning To HDR. as stated by the applicant. Please let me know by Friday June 2. If you need more time - please let me know Thanks! Moira Carr Bradshaw Senior Planner Community Development Department Tukwila, WA 98188 (206) 431 3651 www.tukwilawa.gov The City of opportunity, the community of choice i 0 MEMORANDUM www.tukwila@tukwilawa.gov Development Guidelines and Design and Construction Standards TO: PLANNING DEPT. — Moira Bradshaw, Senior Planner FROM: PUBLIC WORKS DEPT. — David id McPherson, Development Engineer DATE: May 26, 2017 SUBJECT: Vintage at Tukwila adjacent to 10831 47th Ave. South TL nos. 334840-1800, 334840-1800, 334840-1800, 334840-1800, 687420-0530 SEPA, Comp. Plan Amend. & Rezone, and Miscellaneous Comments SEPA — E17-0002 1. Provide a completed Traffic Concurrency Certificate Application. Test Fee is $12,000.00 based on greater than 60 residential units; due at issuance of first Land Use permit. (see enclosed application) 2. A Transportation Impact Fee applies to the future Building permit (see PW Bulletin A3 - enclosed). Transportation Impact Fee based on 247 Senior Housing dwelling units (Multi Family) in Zone 4 at $335.95 per dwelling unit = $82,979.65; due at issuance of future Building permit(s). Transportation Impact Fee may be reduced based on information provided by the Applicant (Trip Generation Analysis by a Washington State Licensed Professional Engineer) that confirms the New Weekday PM Peak Hour Trips generated for this project. 3. Provide a Traffic Impact Analysis Report by a Washington State Licensed Professional Engineer (Transportation Engineer). /z7—S,e4ofirttiQe -- 4. Project to comply with Geotechnical Engineering Study, by Earth Solutions NW, LLC, dated December 30, 2016; and subsequent geotechnical reports / evaluations. Geotechnical peer review may be required and paid for by the Owner/Applicant. 5. Project will require a completed Notice of Intent (NOI) application form — Construction Stormwater General Permit to the Washington State Department of Ecology. 6. City of Tukwila by Ordinance has adopted Low Impact Development (LID) - Washington State Department of Ecology on January 1, 2017. Developers required to install/construct Low Impact Development (LID); including rain gardens, bio-retention facilities, pervious pavement, etc.. 7. This project will require written Hydraulic Project Approval (HPA) from the Washington Department of Fish and Wildlife (WDFW). 8. Street improvements are required within S. 109th Street entrance and within 47th Ave. South (adjacent to the East property line). Street improvements may include; curb, gutter, sidewalk, asphalt pavement, storm drainage, street lights, and streetscape. Page 1 of 3 The Environmental Checklist should be revised as follows: B. ENVIRONMENTAL ELEMENTS 14. TRANSPORTATION d. Street improvements are required within S. 109th Street entrance and within 47th Ave. South (adjacent to the East property line). Comp. Plan Amend. & Rezone — L16-0083 1. Provide a completed Traffic Concurrency Certificate Application. Test Fee is $12,000.00 based on greater than 60 residential units; due at issuance of first Land Use permit. (see enclosed application) 2. A Transportation Impact Fee applies to the future Building permit (see PW Bulletin A3 - enclosed). Transportation Impact Fee based on 247 Senior Housing dwelling units (Multi Family) in Zone 4 at $335.95 per dwelling unit = $82,979.65; due at issuance of future Building permit(s). Transportation Impact Fee may be reduced based on information provided by the Applicant (Trip Generation Analysis by a Washington State Licensed Professional Engineer) that confirms the New Weekday PM Peak Hour Trips generated for this project. 3. Provide a Traffic Impact Analysis Report by a Washington State Licensed Professional Engineer (Transportation Engineer). 4. Street improvements are required within S. 109th Street entrance and within 47th Ave. South (adjacent to the East property line). Street improvements may include; curb, gutter, sidewalk, asphalt pavement, storm drainage, street lights, and streetscape. 5. Project to comply with Geotechnical Engineering Study, by Earth Solutions NW, LLC, dated December 30, 2016; and subsequent geotechnical reports / evaluations. Geotechnical peer review may be required and paid for by the Owner/Applicant. 6. City of Tukwila by Ordinance has adopted Low Impact Development (LID) - Washington State Department of Ecology on January 1, 2017. Developers required to install/construct Low Impact Development (LID); including rain gardens, bio-retention facilities, pervious pavement, etc.. 7. Project will require a completed Notice of Intent (NOI) application form — Construction Stormwater General Permit to the Washington State Department of Ecology. 8. This project will require written Hydraulic Project Approval (HPA) from the Washington Department of Fish and Wildlife (WDFW). Miscellaneous Comments 1. Public Works will prepare and Owner shall sign with Notary, a Storm Water Covenant and Maintenance Agreement. City will sign with Notary and have the document recorded at the King County Office of Records. (As part of future Public Works (or) Building permit.) Page 2 of 3 1 "\ 2. Street infrastructure within Public Right -of -Way is to be part of a turnover process and on City of Tukwila forms. Public Works will prepare forms, for the Owner(s) signature. (As part of future Public Works permit.) 3. All utilities are required to be underground, per City ordinance. 4. Owner shall sign with Notary, a Sensitive Areas Ordinance Hold Harmless Agreement to be prepared by Public Works. Agreement will be recorded at King County, after Mayor signs the document. t si ned _ ' r to eKeeted final short_plat_ recording, as City must have time to process this document). Public Works contacts for utilities information. Ryan Larson, P.E. (Senior Surface Water Engineer) City of Tukwila Public Works Department (206) 431-2456 ryan.larson@tukwilawa.gov Mike Cusick, P.E. (Senior Utilities Engineer) City of Tukwila Public Works Department (206) 431-2441 michael.cusick@tukwilawa.gov Page 3 of 3 SITE NOTES SITE ADDRESS: VICINITY OF MARTIN LUTHER KING JR WAY & S. RYAN WAY TUKWILA, WA TAX ACCOUNT NO : 334840-1800-07 334840-1810-05 334840-1820-03 334840-1860-04 687420-0530-05 ZONING: LDR - LOW DENSITY RESIDENTIAL ZONING AGENCY: CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 SOUTH CENTER BOULEVARD TUKWILA, WA 98188 (206) 431-3670 FAX: (206) 431-3665 RECEIVED APR 0 6 2017 TUKWILA PUBLIC WORKS SETBACKS: CURRENT SETBACK REQUIREMENTS SUBJECT TO SITE PLAN REVIEW. CURRENT SETBACKS MAY DIFFER FROM THOSE IN EFFECT DURING DESIGN/CONSTRUCTION OF EXISTING IMPROVEMENTS. THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY BY THE GOVERNING JURISDICTION INDICATES THAT STRUCTURES ON THIS PROPERTY COMPLIED WITH MINIMUM SETBACK AND HEIGHT REQUIREMENTS FOLLOWING CONSTRUCTION. FLOOD ZONE: THIS SITE APPEARS ON NATIONAL FLOOD INSURANCE RATE MAP, DATED MAY 16, 1995, COMMUNITY PANEL NO. 53033C0645F, AND IS SITUATED IN ZONE "X", AREA DETERMINED TO BE OUTSIDE THE 500-YEAR FLOODPLAIN. HORIZONTAL DATUM: 83/91 VERTICAL DATUM: NAV 88 AREA: SITE AS SHOWN CONTAINS 461,153 SQUARE FEET OR 10.5866 ACRES, MORE OR LESS. PARKING SPACE COUNT: PARKING SPACES TOTAL 0 INCLUDING 0 DISABLED PARKING SPACES. SUBSTRUCTURES: BURIED UTILITIES ARE SHOWN AS INDICATED ON RECORDS MAPS FURNISHED BY OTHERS AND VERIFIED WHERE POSSIBLE BY FEATURES LOCATED IN THE FIELD. WE ASSUME NO LIABILITY FOR THE ACCURACY OF THOSE RECORDS. FOR THE FINAL LOCATION OF EXISTING UTILITIES IN AREAS CRITICAL TO DESIGN CONTACT THE UTILITY OWNER/AGENCY. TELECOMMUNICATIONS/FIBER OPTIC DISCLAIMER: RECORDS OF UNDERGROUND TELECOMMUNICATIONS AND/OR FIBER OPTIC LINES ARE NOT ALWAYS AVAILABLE TO THE PUBLIC. BRH HAS NOT CONTACTED EACH OF THE MANY COMPANIES, IN THE COURSE OF THIS SURVEY, WHICH COULD HAVE UNDERGROUND LINES WITHIN ADJACENT RIGHTS -OF -WAY. THEREFORE, BRH DOES NOT ACCEPT RESPONSIBILITY FOR THE EXISTENCE OF UNDERGROUND TELECOMMUNICATIONS/FIBER OPTIC LINES WHICH ARE NOT MADE PUBLIC RECORD WITH THE LOCAL JURISDICTION. AS ALWAYS, CALL 1-800-424-5555 BEFORE CONSTRUCTION. UTILITY PROVIDERS: SANITARY, STORM SEWERS & WATER: CITY OF TUKWILA PUBLIC WORKS DEPARTMENT 6300 SOUTH CENTER BOULEVARD TUKWILA, WA 98188 (206) 433-0179 GAS AND POWER: PUGET SOUND ENERGY 355 110TH AVENUE NE BELLEVUE, WA 98004 (206) 425-2000 (888) 225-5773 TELEPHONE: CENTURY LINK 1600 7TH AVENUE SEATTLE, WA 98191 (800) 244-1111 / l 1 / DESCRIPTION: PARCEL A: LOT 165, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT PORTIONS CONDEMNED BY THE CITY OF SEATTLE FOR TRANSMISSION LINE PURPOSES IN SUPERIOR COURT CAUSE NO. 469557 AS CONTEMPLATED BY ORDINANCE NO. 82986; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1, BY DEED RECORDED MARCH 07, 1963 UNDER RECORDING NO. 5552941, RECORDS OF KING COUNTY; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5695665; AND EXCEPT THAT PORTION THEREOF IF ANY LYING WITHIN STREET. TAX ACCOUNT NO.: 334840-1800-07 PARCEL B: LOT 166, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF CONVEYED TO STATE OF WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5552940. TAX ACCOUNT NNO.: 334840-1810-05 PARCEL C: LOTS 167 TO 170, INCLUSIVE, BLOCK 18, C. D. HILLMAN' GARDENS ADDITION TO THE CITY OF SEATTLE DIVISION NO. ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 PAGE 82, RECORDS OF KING COUNTY, WASHINGTON; S MEADOW 2, OF PLATS, EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 597316. TAX ACCOUNT NO.: 334840-1820-03 PARCEL D: 11) LOTS 171 TO 173, INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW GARDENS ADDITION TO THE CITY OF SEATTLE DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 601962. TAX ACCOUNT NO.: 334840-1860-04 PARCEL E: LOTS 17 AND 18, BLOCK 5, POTTERY WORKS ADDITION TO THE CITY OF SEATTLE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 5 OF PLATS, PAGE 86, IN KING COUNTY, WASHINGTON. TAX ACCOUNT NO.: 687420-0530-05 TITLE REPORT REFERENCE: THIS SURVEY WAS CONDUCTED ACCORDING TO THE DESCRIPTION SHOWN, FURNISHED BY FIRST AMERICAN TITLE INSURANCE COMPANY, 2ND AMENDED COMMITMENT NO. NCS-791926-PHX1, DATED APRIL 28, 2016. THE EASEMENTS SHOWN OR NOTED HEREON RELATE TO THIS COMMITMENT. NOTE: EASEMENTS CREATED OR RESCINDED AFTER THIS DATE ARE NOT SHOWN OR NOTED HEREON. TITLE REPORT SCHEDULE B EXCEPTIONS: ITEMS CIRCLED ARE SHOWN ON MAP. 6. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "SENSITIVE AREA COVENANT AND HOLD HARMLESS AGREEMENT" RECORDED JUNE 12, 2013 AS RECORDING NO. 20130612001461 OF OFFICIAL RECORDS. 14. RIGHT TO ENTER SAID PREMISES TO MAKE REPAIRS AND TO CUT BRUSH AND TREES WHICH CONSTITUTE A MENACE OR DANGER TO THE ELECTRIC TRANSMISSION LINE LOCATED IN THE STREET OR ROAD /1 ADJOINING SAID PREMISES, AS CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NC). 469557. 15. RELINQUISHMENT OF ALL EXISTING AND FUTURE RIGHTS TO LIGHT, VIEW AND AIR, TOGETHER WITH THE RIGHTS OF ACCESS TO AND FROM THE STATE HIGHWAY CONSTRUCTED ON LANDS CONVEYED BY DOCUMENT IN FAVOR OF THE STATE OF WASHINGTON: RECORDED: MARCH 07, 1963 RECORDING NO.: 5552941 JOB NO. 2016219.00 Vintage at Tukwila Change the Comprehensive Plan and Zoning designations from Low Density Residential (LDR) to High Density Residential (HDR) Earth Solutions NW tic Geotechnical Engineering Geology Environmental Scientists Construction Monitoring RECEIVED DEC 30 2016 Community Development PRELIMINARY GEOTECHNICAL ENGINEERING STUDY PROPOSED SENIOR HOUSING FACILITY VINTAGE AT TUKWILA 47TH AVENUE SOUTH AND SOUTH RYAN WAY TUKWILA, WASHINGTON PREPARED FOR VINTAGE HOUSING DEVELOPMENT INC. December 30, 2016 ' 4tx✓r,> , 1260tb • Gov `'f v ^ 4 t_ aG Henry T. Wright, P.E. Project Engineer Raymond A. Coglas, P.E. Principal PRELIMINARY GEOTECHNICAL ENGINEERING STUDY PROPOSED SENIOR HOUSING FACILITY VINTAGE AT TUKWILA 47TH AVENUE SOUTH AND SOUTH RYAN WAY TUKWILA, WASHINGTON ES-4891 Earth Solutions NW, LLC 1805 -136th Place Northeast, Suite 201 Bellevue, Washington 98005 Phone: 425-449-4704 Fax: 425-449-4711 Imurtaot Iotormatioo Ahout Your Geotechnical Engineering Report Subsurface problems are a principal cause of construction delays, cost overruns claims, and disputes. The following information is provided to help you manage your risks. Geotechnical Services Are Performed for Specific Purposes, Persons, and Projects Geotechnical engineers structure their services to meet the specific needs of their clients. A geotechnical engineering study conducted for a civil engi- neer may not fulfill the needs of a construction contractor or even another civil engineer. Because each geotechnical engineering study is unique, each geotechnical engineering report is unique, prepared solelyfor the client. No one except you should rely on your geotechnical engineering report without first conferring with the geotechnical engineer who prepared it. And no one — not even you —should apply the report for any purpose or project except the one originally contemplated. Read the Full Report Serious problems have occurred because those relying on a geotechnical engineering report did not read it all. Do not rely on an executive summary. Do not read selected elements only. A Geotechnical Engineering Report Is Based on A Unique Set of Project -Specific Factors Geotechnical engineers consider a number of unique, project -specific fac- tors when establishing the scope of a study. Typical factors include: the client's goals, objectives, and risk management preferences; the general nature of the structure involved, its size, and configuration; the location of the structure on the site; and other planned or existing site improvements, such as access roads, parking lots, and underground utilities. Unless the geotechnical engineer who conducted the study specifically indicates oth- erwise, do not rely on a geotechnical engineering report that was: • not prepared for you, • not prepared for your project, • not prepared for the specific site explored, or • completed before important project changes were made. Typical changes that can erode the reliability of an existing geotechnical engineering report include those that affect: • the function of the proposed structure, as when it's changed from a parking garage to an office building, or from a light industrial plant to a refrigerated warehouse, • elevation, configuration, location, orientation, or weight of the proposed structure, • composition of the design team, or • project ownership. As a general rule, always inform your geotechnical engineer of project changes —even minor ones —and request an assessment of their impact. Geotechnical engineers cannot accept responsibility or liability for problems that occur because their reports do not consider developments of which they were not informed. Subsurface Conditions Can Change A geotechnical engineering report is based on conditions that existed at the time the study was performed. Do not rely on a geotechnical engineer- ing report whose adequacy may have been affected by: the passage of time; by man-made events, such as construction on or adjacent to the site; or by natural events, such as floods, earthquakes, or groundwater fluctua- tions. Always contact the geotechnical engineer before applying the report to determine if it is still reliable. A minor amount of additional testing or analysis could prevent major problems. Most Geotechnical Findings Are Professional Opinions Site exploration identifies subsurface conditions only at those points where subsurface tests are conducted or samples are taken. Geotechnical engi- neers review field and laboratory data and then apply their professional judgment to render an opinion about subsurface conditions throughout the site. Actual subsurface conditions may differ —sometimes significantly — from those indicated in your report. Retaining the geotechnical engineer who developed your report to provide construction observation is the most effective method of managing the risks associated with unanticipated conditions. A Report's Recommendations Are Not Final Do not overrely on the construction recommendations included in your report. Those recommendations are not final, because geotechnical engi- neers develop them principally from judgment and opinion. Geotechnical engineers can finalize their recommendations only by observing actual subsurface conditions revealed during constra,dron. The geotechnical engineer who developed your report cannot assume responsibility or liability for the report's recommendations if that engineer does not perform construction observation. A Geotechnical Engineering Report Is Subject to Misinterpretation Other design team members' misinterpretation of geotechnical engineering reports has resulted in costly problems. Lower that risk by having your geo- technical engineer confer with appropriate members of the design team after submitting the report. Also retain your geotechnical engineer to review perti- nent elements of the design team's plans and specifications. Contractors can also misinterpret a geotechnical engineering report. Reduce that risk by having your geotechnical engineer participate in prebid and preconstruction conferences, and by providing construction observation. Do Not Redraw the Engineer's Logs Geotechnical engineers prepare final boring and testing logs based upon their interpretation of field logs and laboratory data. To prevent errors or omissions, the logs included in a geotechnical engineering report should never be redrawn for inclusion in architectural or other design drawings. Only photographic or electronic reproduction is acceptable, but recognize that separating logs from the report can elevate risk. Give Contractors a Complete Report and Guidance Some owners and design professionals mistakenly believe they can make contractors liable for unanticipated subsurface conditions by limiting what they provide for bid preparation. To help prevent costly problems, give con- tractors the complete geotechnical engineering report, butpreface it with a clearly written letter of transmittal. In that letter, advise contractors that the report was not prepared for purposes of bid development and that the report's accuracy is limited; encourage them to confer with the geotechnical engineer who prepared the report (a modest fee may be required) and/or to conduct additional study to obtain the specific types of information they need or prefer. A prebid conference can also be valuable. Be sure contrac- tors have sufficient time to perform additional study. Only then might you be in a position to give contractors the best information available to you, while requiring them to at least share some of the financial responsibilities stemming from unanticipated conditions. Read Responsibility Provisions Closely Some clients, design professionals, and contractors do not recognize that geotechnical engineering is far less exact than other engineering disci- plines. This lack of understanding has created unrealistic expectations that have led to diisappointme„ , claims, and disputes. To help reduce the risk of such outcomes, geotechnical engineers commonly include a variety of explanatory provisions in their reports. Sometimes labeled "limitations" many of these provisions indicate where geotechnical engineers' responsi- bilities begin and end, to help others recognize their own responsibilities and risks. Read these provisions closely. Ask questions. Your geotechnical engineer should respond fully and frankly. Geoenvironmental Concerns Are Not Covered The equipment, techniques, and personnel used to perform a geoenviron- mental study differ significantly from those used to perform a geotechnical study. For that reason, a geotechnical engineering report does not usually relate any geoenvironmental findings, conclusions, or recommendations; e.g., about the likelihood of encountering underground storage tanks or regulated contaminants. Unanticipated environmental problems have led to numerous project failures. If you have not yet obtained your own geoen- vironmental information, ask your geotechnical consultant for risk man- agement guidance. Do not rely on an environmental report prepared for someone else. Obtain Professional Assistance To Deal with Mold Diverse strategies can be applied during building design, construction, operation, and maintenance to prevent significant amounts of mold from growing on indoor surfaces. To be effective, all such strategies should be devised for the express purpose of mold prevention, integrated into a com- prehensive plan, and executed with diligent oversight by a professional mold prevention consultant. Because just a small amount of water or moisture can lead to the development of severe mold infestations, a num- ber of mold prevention strategies focus on keeping building surfaces dry. While groundwater, water infiltration, and similar issues may have been addressed as part of the geotechnical engineering study whose findings are conveyed in -this report, the geotechnical engineer in charge of this project is not a mold prevention consultant; none of the services per- formed in connection with the geotechnical engineer's study were designed or conducted for the purpose of mold preven- tion. Proper implementation of the recommendations conveyed in this report will not of itself be sufficient to prevent mold from growing in or on the structure involved. Rely, on Your ASFE-Member Geotechncial Engineer for Additional Assistance Membership in ASFE/The Best People on Earth exposes geotechnical engineers to a wide array of risk management techniques that can be of genuine benefit for everyone involved with a construction project. Confer with you ASFE-member geotechnical engineer for more information. ASFE The Best People en Earth 8811 Colesville Road/Suite G1O6, Silver Spring, MD 20910 Telephone: 301/565-2733 Facsimile: 301/589-2017 e-mail: info@asfe.org www.asfe.org Copyright 2004 by ASFE, Inc. Duplication, reproduction, or copying of this document, in whole or in part, by any means whatsoever, is strictly prohibited, except with ASFE's specific written permission. Excerpting, quoting, or otherwise extracting wording from this document is permitted only with the express written permission of ASFE, and only for purposes of scholarly research or book review. Only members of ASFE may use this document as a complement to or as an element of a geotechnical engineering report. Any other firm, individual, or other entity that so uses this document without being an ASFE member could be committing negligent or intentional (fraudulent) misrepresentation. IIGER06045.OM r� • Earth ( Solutions NWHA December 30, 2016 Earth Solutions NW LLC ES-4891 • Geotechnical Engineering • Construction Monitoring • Environmental Sciences Vintage Housing Development Inc. 369 San Miguel Drive, Suite 135 Newport Beach, California 982660 Attention: Mr. Carl Dominguez Dear Mr. Dominguez: Earth Solutions NW, LLC (ESNW) is pleased to present this report titled "Preliminary Geotechnical Engineering Study, Proposed Senior Housing Facility, Vintage at Tukwila, 47t Avenue South and South Ryan Way, Tukwila, Washington". Based on the results of our preliminary study, the proposed development is feasible from a geotechnical standpoint; however, as part of the final report preparation further geotechnical analysis (including slope stability assessments) should be completed once development and grading plans are available. Further evaluation of rock competency and rippability should also be completed. Based on the conditions observed during our fieldwork, the subject site is underlain primarily by upper native soils consisting of medium dense silt and silty sand soil deposits underlain by weathered and unweathered Tukwila Formation bedrock. Based on existing site topography, a relatively high degree of cuts and fills will be required to provide site access and relatively level building pad and pavement areas. Due to the anticipated grading necessary, the proposed structure will likely be supported on a combination of native soil, bedrock, and new structural fill. This report provides preliminary recommendations for site mass grading, foundation subgrade preparation, foundation and retaining wall design parameters, drainage, the suitability of the on - site soils for use as structural fill, and other geotechnical recommendations. The opportunity to be of service to you is appreciated. If you have any questions regarding the content of this geotechnical engineering study, please call. Sincerely, EARTH SOLUTIONS NW, LLC Henry ry T. Wright, P.E. Project Engineer 1805 - 136th Place N.E., Suite 201 • Bellevue, WA 98005 • (425) 449-4704 • FAX (425) 449-4711 Table of Contents ES-4891 PAGE INTRODUCTION 1 General 1 Proiect Description 2 Surface 2 Subsurface 2 Geologic Setting 3 Groundwater 3 Preliminary Geologic Sensitive Areas Assessment 3 Site and Slope Reconnaissance 3 Potential Geologic Instability Designation 3 DISCUSSION AND RECOMMENDATIONS 4 General 4 Site Preparation and Earthwork 5 Temporary Erosion Control 5 In -Site Soils 5 Wet Season Grading 5 Structural Fill 6 Slope Fill Placement 6 Excavations and Slopes 6 Retaining Walls 7 Foundations 7 Seismic Considerations 7 Slab -on -Grade Floors 8 Drainage 8 Infiltration Evaluation 9 Utility Trench Backfill 9 Pavement Sections 9 LIMITATIONS 10 Additional Services 10 Earth Solutions NW, LLC GRAPHICS Plate 1 Plate 2 Plate 3 Plate 4 Plate 5 APPENDICES Appendix A Appendix B Table of Contents Continued ES-4891 Vicinity Map Test Pit Location Plan Slope Fill Detail Retaining Wall Drainage Detail Footing Drain Detail Subsurface Exploration Test Pit Logs Laboratory Test Results Grain Size Distribution Earth Solutions NW, LLC PRELIMINARY GEOTECHNICAL ENGINEERING STUDY PROPOSED SENIOR HOUSING FACILITY VINTAGE AT TUKWILA 47TH AVENUE SOUTH AND SOUTH RYAN WAY TUKWILA, WASHINGTON ES-4891 INTRODUCTION General This preliminary geotechnical engineering study was prepared for the proposed senior housing facility to be constructed southwest of the intersection between 47th Avenue South and South Ryan Way in Tukwila, Washington. The approximate location of the subject property is depicted on the Vicinity Map (Plate 1). Our scope of services for completing this geotechnical engineering study included the following: • Subsurface exploration and characterization of soil and groundwater conditions by excavating test pits throughout accessible locations of the property; • Laboratory testing of soil samples obtained during subsurface exploration; • Engineering analyses and recommendations for the proposed development, and; • Preparation of this report. The following documents were reviewed as part of preparing this geotechnical engineering study: • Preliminary Site Plan, prepared by nystrom + olson architecture; • Topographic and Boundary Survey, prepared by Bush, Roed & Hitchings, Inc., dated December 2, 2016; • The Geologic Map of Seattle, prepared by Kathy Goetz Troost, et al.; • Tukwila Municipal Code. Earth Solutions NW, LLC Vintage Housing Developmt.....e Inc. December 30, 2016 ES-4891 Page 2 Project Description We understand construction of a senior housing facility is planned for the subject property. Based on the referenced preliminary site plan, the proposed development will consist of a four- story senior housing facility, parking areas, and associated improvements. Based on existing site topography, we anticipate a high degree of cuts and fills will be required to establish building pad and pavement elevations. Grading plans were not available at the time this report was prepared; review of grading plans (and stability analyses) will be required to provide final geotechnical recommendations for the site and proposed grading activities. Site improvements will also include underground utility installations. At the time this report was prepared, specific building load values were not available. However, we anticipate the proposed four-story structure will consist of relatively lightly -loaded wood framing supported on conventional foundations. Final building loads were not available at the time of this report. Based on our experience with similar projects, we anticipate perimeter footing loads on the order of 1 to 2 kips per lineal foot (klf) for each structural story. Slab -on - grade loading is anticipated to be on the order of 150 pounds per square foot (psf). If the above design assumptions are incorrect or change, ESNW should be contacted to review the recommendations in this report. ESNW should review the final design to confirm that our geotechnical recommendations have been incorporated into the final design. Surface The subject site is located south of South Ryan Way on the west side of 47th Avenue South in Tukwila, Washington. The site consists of six tax parcels (King County parcel numbers 334840-1800, -1810, -1820, -1860, 687420-0530, and 032304-9050). The property is currently undeveloped and consists of forested land. The site topography is undulating with steeply sloped knobs throughout the site; topography steeply descends to the west of the site toward Martin Luther King Junior Way. Much of the site consists of slope gradients greater than 40 percent with overall elevation change across the site of approximately 80 to 120 feet. Areas of surface water have been flagged and mapped within the subject site. The Test Pit Location Plan (Plate 2) illustrates the approximate local topography and overall limits of the property. As part of final report preparation, a more exhaustive evaluation of the site surface conditions and historic grading (if applicable) will be completed. Subsurface As part of the subsurface exploration, for this preliminary study, eight test pits were excavated throughout accessible portions of the site for the purpose of assessing the soil and groundwater conditions using an excavator and operator retained by ESNW. The test pits were advanced to refusal on very competent (unweathered) bedrock at depths of approximately five to eight feet below existing grades. Earth Solutions NW, LLC Vintage Housing Developmt . Inc. ES-4891 December 30, 2016 Page 3 ESNW observed topsoil extending to depths of approximately 4 to 18 inches below existing grades. Underlying the topsoil, upper soil conditions consisting of silt and silty sand (Unified Soil Classification System: ML and SM) soil deposits were observed underlain by Tukwila Formation bedrock. The bedrock was generally encountered beginning at depths of approximately three to seven feet below existing grades. With respect to rippability (or ease of which the rock can be mechanically excavated) further investigation including possible seismic refraction testing will be needed. Rock that cannot be mechanically excavated is typically fragmented with blasting. Geologic Setting According to the referenced geologic map, the majority of the site is underlain by Tukwila Formation bedrock with a thin area of recessional outwash mapped across the middle of the site. Soil conditions observed at the test pit locations were generally consistent with Tukwila Formation bedrock at -depth. Groundwater Groundwater and/or perched seepage was not encountered at the test pit locations at the time of our exploration on November 8, 2016. However, discrete zones of groundwater seepage should be expected in excavations, especially in a perched condition at the contact between the upper weathered soils and underlying bedrock. Groundwater seepage rates and elevations fluctuate depending on many factors, including precipitation duration and intensity, the time of year, and soil conditions. In general, groundwater elevations and flow rates are higher during the wetter winter months. Preliminary Geologic Sensitive Areas Assessment In completion of this preliminary geotechnical engineering study, we reviewed the environmentally sensitive areas section of the Tukwila Municipal Code and available sensitive areas mapping. Site and Slope Reconnaissance During our fieldwork, we performed a visual slope reconnaissance across accessible areas of the site. The main focus of our reconnaissance was to identify signs of instability or erosion hazards along the site slopes. The typical instability indicators include features such as head scarps, tension cracks, hummocky terrain, groundwater seeps along the surface and erosion features such as gulleys and rills. During the slope reconnaissance, no signs of recent, large scale erosion or slope instability were observed. The site is generally vegetated with mature trees, saplings, and relatively consistent groundcover. Potential Geologic Instability Designation Section 18.45.120 of the Tukwila Municipal Code defines areas of potential geologic instability as follows: Earth Solutions NW, LLC ram. Vintage Housing Developmt.,c Inc. December 30, 2016 ES-4891 Page 4 1. Class 1 areas, where landslide potential is low, and which slope is Tess than 15 percent; 2. Class 2 areas, where landslide potential is moderate, which slope is between 15 percent and 40 percent, and which are underlain by relatively permeable soils; 3. Class 3 areas, where landslide potential is high, which includes .areas sloping between 15 percent and 40 percent, and which are underlain by relatively impermeable soils or by bedrock, and which also include all areas sloping more steeply than 40 percent; 4. Class 4 areas, where landslide potential is very high, which include sloping areas with mappable zones of groundwater seepage, and which also include existing mappable landslide deposits regardless of slope. Based on the above designation criteria, the portions of the site which are sloped at 15 percent or greater would be classified as Class 3 areas (high landslide potential). The very dense bedrock observed throughout the proposed development area of the site exhibits good global stability and it is our opinion the potential for deep-seated landslide failure is low. Additionally, the anticipated grading activities will likely reduce the slope gradients throughout the proposed development envelope. ESNW should complete additional landslide hazard analysis with respect to the proposed project once grading plans area available in order to provide recommendations to mitigate potential site instability. DISCUSSION AND RECOMMENDATIONS General Based on the results of our preliminary study, the proposed senior housing project is feasible from a geotechnical standpoint, however, as part of final report preparation further geotechnical analysis (including slope stability assessment) should be completed once development and grading plans are available. Further evaluation of rock competency and rippability should also be completed. The primary geotechnical considerations associated with the proposed development include site mass grading, foundation subgrade preparation, foundation and retaining wall design parameters, drainage and infiltration, and the suitability of the on -site soils (or fragmented bedrock) for use as structural fill. Based on the conditions observed during our fieldwork, the subject site is underlain primarily by upper native soils consisting of medium dense silt and silty sand soil deposits underlain by very dense Tukwila Formation bedrock. Based on existing site topography, a high degree of cuts and fills will be required to provide site access and a relatively level building pad and pavement areas. Due to the high degree of anticipated grading necessary, the proposed structure will likely be supported on a combination of native soil, bedrock, and new structural fill. In this respect, specific building support and bearing capacity design recommendations can be provided once grading plans are available. Earth Solutions NW, LLC Vintage Housing Developmt... Inc. ES-4891 December 30, 2016 Page 5 This preliminary geotechnical engineering study has been prepared for the exclusive use of Vintage Housing Development Inc. and their representatives. The study has been prepared specifically for the subject project. No warranty, expressed or implied, is made. This study has been prepared in a manner consistent with the level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area. Site Preparation and Earthwork The primary geotechnical considerations with respect to earthwork are related to mass grading activities, bedrock rippability, slope stability, temporary erosion control, temporary excavations, foundation and pavement subgrade preparation, and structural fill placement and compaction. Ascertaining bedrock rippability and the need for blasting will be the primary consideration in preparing the final report. Seismic refraction testing should be competed in further evaluating rippability. Temporary Erosion Control Temporary construction entrances consisting of at least six inches of quarry spalls can be considered in order to minimize off -site soil tracking and to provide a temporary road surface. Silt fences should be placed along the margins of the property. Erosion control measures such as swales, temporary ponds, and straw wattles may be necessary to control surface water. Soil stockpiles and temporary excavation slopes should be protected as necessary to minimize erosion. In -Situ Soils From a geotechnical standpoint, the native soils (and fragmented bedrock) are generally considered suitable for use as structural fill. However, the soils will degrade rapidly if exposed to wet weather. Suitability of the native soil for use as structural fill should be confirmed by the geotechnical engineer at the time of construction. Based on the conditions encountered during our fieldwork, the site soils and weathered bedrock will generally be highly sensitive to moisture. The use of an imported soil may be necessary for use as structural fill during extended wet weather conditions. Imported soil intended for use as structural fill should consist of a well -graded granular soil with a moisture content that is at or near the optimum level. During wet weather conditions, imported soil intended for use as structural fill should consist of a well -graded granular soil with a fines content of 5 percent or Tess defined as the percent passing the Number 200 sieve, based on the minus three-quarter inch fraction. Wet Season Grading If grading takes place during the wetter winter months, a contingency in the project budget should be included to allow for export of native soil and import of structural fill as described below. Earth Solutions NW, LLC r� Vintage Housing DevelopmLInc. December 30, 2016 Structural Fill ES-4891 Page 6 Soils placed in structural areas should be placed in loose lifts of 12 inches or less and compacted to a relative compaction of 90 percent, based on the laboratory maximum dry density as determined by the Modified Proctor Method (ASTM D-1557). For soil placed in utility trenches underlying structural areas, compaction requirements are dictated by the local city, county, or utility district, and in general are specified as 95 percent relative compaction. The upper 12 inches of pavement subgrade areas should be compacted to a relative compaction of at least 95 percent. Slope Fill Placement Based on the preliminary site plan and existing topography, an existing ravine feature will be filled with up to 15 to 30 feet of structural fill to construct the western portion of the proposed building and pavement area. In general, placement of fill on slopes is acceptable provided the existing slope is stripped and benched and a keyway is provided at the base. A typical slope fill detail is provided on Plate 3. Drainage recommendations within the Drainage section of this report should be considered with respect to placement of fill within the ravine area. Excavations and Slopes The Federal Occupation Safety and Health Administration (OSHA) and the Washington Industrial Safety and Health Act (WISHA) provide soil classification in terms of temporary slope inclinations. Based on the soil conditions encountered at the test pit locations, the weathered native soils encountered in the upper approximately three to seven feet of the test pit locations and where fill and/or groundwater seepage is exposed are classified as Type C by OSHA/WISHA. Temporary slopes over four feet in height in Type C soils must be sloped no steeper than 1.5H:1V (Horizontal:Vertical). Very dense bedrock encountered below about three to seven feet where no groundwater seepage is exposed would be classified as Type A by OSHA/WISHA. Temporary slopes over four feet in height in Type A soils must be sloped no steeper than 0.75H:1 V; steeper slope inclinations will likely be feasible within the very dense bedrock and should be evaluated by ESNW during site design and construction phases of the project. The presence of perched groundwater may cause caving of the temporary slopes due to hydrostatic pressure. ESNW should observe site excavations to confirm the soil type and allowable slope inclination are appropriate for the soil exposed by the excavation. If the recommended temporary slope inclination cannot be achieved, temporary shoring may be necessary to support excavations. Permanent slopes should maintain a gradient of 2H:1V, or flatter, and should be planted with vegetation to enhance stability and to minimize erosion. A representative of ESNW should observe temporary and permanent slopes to confirm the slope inclinations are suitable for the exposed soil conditions, and to provide additional excavation and slope recommendations, as necessary. Earth Solutions NW, LLC i Vintage Housing Developmt..t Inc. ES-4891 December 30, 2016 Page 7 Retaining Walls If retaining walls will be utilized, they should be designed to resist earth pressures and applicable surcharge loads. The following parameters can be used for retaining wall design: • Active earth pressure (yielding condition) 35 pcf • At -rest earth pressure (restrained condition) 50 pcf • Traffic surcharge (passenger vehicles) 70 psf (rectangular distribution) • Passive earth pressure 350 pcf • Coefficient of friction 0.40 • Seismic surcharge 6H* (where applicable) *Where H equals retained height Drainage should be provided behind retaining walls such that hydrostatic pressures do not develop. If drainage is not provided, hydrostatic pressures should be included in the wall design. Retaining walls should be backfilled with free -draining material that extends along the height of the wall, and a distance of at least 18 inches behind the wall; a drainage mat can be considered in lieu of free -draining backfill and should be evaluated by ESNW during construction. The upper one foot of the wall backfill can consist of a less permeable soil, if desired. A perforated drain pipe should be placed along the base of the wall, and should be connected to an approved discharge location. A typical retaining wall drainage detail is provided as Plate 3. Foundations Based on the results of our preliminary study, the proposed structure can be supported on a conventional foundation system. Due to the significant grading necessary, the proposed structure will be likely supported on a combination of native soil, bedrock, and new structural fill. In this respect, specific building support and bearing capacity design recommendations can be provided once grading plans are available. For preliminary design purposes, an allowable soil bearing capacity of 2,500 psf can be considered. Mitigating differential settlement of the building structure will be primary consideration, and can be evaluated further as part of the final report. Seismic Considerations The 2015 International Building Code (IBC) recognizes the American Society of Civil Engineers (ASCE) for seismic site class definitions. Based on the soil conditions encountered at the test pit locations, in accordance with Table 20.3-1 of the ASCE Minimum Design Loads for Buildings and Other Structures manual, Site Class C should be used for design. If previous IBC editions are applicable to project designs (such as 2006, 2009, or 2012), Site Class C remains appropriate for design. Earth Solutions NW, LLC Vintage Housing Developmt.._.., Inc. ES-4891 December 30, 2016 Page 8 In our opinion, the site is not susceptible to liquefaction. The shallow depth to bedrock is the primary basis for this opinion. Slab -On -Grade Floors Slab -on -grade floors should be supported on a firm and unyielding subgrade consisting of competent native soil, recompacted native soil, new structural fill. Unstable or yielding areas of the subgrade should be recompacted or overexcavated and replaced with suitable structural fill prior to construction of the slab. ESNW should observe exposed slab subgrade conditions at the time of construction and provide supplement recommendations, as necessary. The slab should be provided with minimum 4-inches of a "clean" capillary break material. Installation of a vapor retarder should also be considered for slabs within interior (occupied) spaces. Drainage Groundwater and/or perched seepage was not encountered at the test pit locations at the time of our exploration. However, discrete zones of groundwater seepage should be expected in excavations, especially in a perched condition at the contact between the upper weathered soils and underlying bedrock. Groundwater seepage rates and elevations fluctuate depending on many factors, including precipitation duration and intensity, the time of year, and soil conditions. In general, groundwater elevations and flow rates are higher during the wetter winter months. Temporary measures to control groundwater seepage and surface water runoff during construction will likely involve passive elements such as interceptor trenches and sumps, as necessary. Surface grades must be designed to direct water away from the building. The grade adjacent to the building should be sloped away from the building at a gradient of at least 2 percent for a horizontal distance of 10 feet. In our opinion, perimeter footing drains should be installed at or below the invert of the building footings. A typical footing drain detail is illustrated on Plate 4 of this report. Water should not be allowed to flow over slopes and site retaining walls in either a temporary or permanent condition. Subsequent to clearing and stripping activities and prior to placement of structural fill within the ravine feature, the need for subsurface drainage within the ravine area should be evaluated based on observed soil and groundwater conditions. The following drainage recommendations may be considered at the time of construction: • Washed rock wrapped in filter fabric placed along the bottom of the ravine. • Toe drainage consisting of drainpipe surrounded by washed rock placed along the base of the keyway. • The use of a free -draining structural fill or clean crushed rock material for backfill within the ravine area. Additional drainage recommendations with respect to the ravine area may be provided once grading plans are established. Earth Solutions NW, LLC Vintage Housing DevelopmL..c Inc. ES-4891 December 30, 2016 Page 9 Infiltration Evaluation The bedrock observed at relatively shallow depths is not considered suitable for infiltration. Based on the soil conditions, we do not recommend utilizing infiltration systems for the proposed project. Utility Support and Trench Backfili It should be noted that bedrock rippability will be a primary consideration with respect to utility trench excavations. Historically, blasting is utilized where bedrock is not rippable with excavators. In our opinion, the soils observed at the test pit locations are generally suitable for support of utilities. In general, the soils observed at the test pit locations should be suitable for use as structural backfill in the utility trench excavations, provided the soil is al: or near the optimum moisture content at the time of placement and compaction. Moisture conditioning of the soils may be necessary at some locations prior to use as structural fill. Utility trench backfill should be placed and compacted to the specifications of structural fill provided in this report, or to the applicable requirements of presiding jurisdiction. Pavement Sections The performance of site pavements is largely related to the conditon of the underlying subgrade. To ensure adequate pavement performance, the subgrade should be in a firm and unyielding condition when subjected to proofrolling with a loaded dump truck. Structural fill in pavement areas should be compacted to the specifications detailed in the Site Preparation and Earthwork section of this report. It is possible that soft, wet, or otherwise unsuitable subgrade areas may still exist after base grading activities. Areas containing unsuitable or yielding subgrade conditions may require remedial measures such as overexcavation and thicker crushed rock or structural fill sections prior to pavement. For relatively lightly loaded pavements subjected to automobiles and occasional truck traffic, the following sections can be considered: • Two inches of hot mix asphalt (HMA) placed over four inches of crushed rock base (CRB), or; • Two inches of HMA placed over three inches of asphalt treated base (ATB). Heavier truck -traffic areas generally require thicker pavement sections depending on site usage, pavement life expectancy, and site traffic. For preliminary design purposes, the following pavement sections for heavy traffic areas can be considered: • Three inches of HMA placed over six inches of CRB, or; • Three inches of HMA placed over four and one-half inches of ATB. Earth Solutions NW, LLC 7 Vintage Housing DevelopmL,i Inc. December 30, 2016 ES-4891 Page 10 The HMA, CRB and ATB materials should conform to WSDOT specifications. City of Seattle pavement standards may supersede the recommendations provided in this report. LIMITATIONS The recommendations and conclusions provided in this preliminary geotechnical engineering study are professional opinions consistent with the level of care and skill that is typical of other members in the profession currently practicing under similar conditions in this area. A warranty is not expressed or implied. Variations in the soil and groundwater conditions observed at the test pit locations may exist, and may not become evident until construction. ESNW should reevaluate the conclusions in this preliminary geotechnical engineering study if variations are encountered. Additional Services ESNW should have an opportunity to review the final design with respect to the geotechnical recommendations provided in this report. ESNW should also be retained to provide testing and consultation services during construction. Earth Solutions NW, LLC c.._ M• rn • �' 1SI �.� .1 F�.. Ilr'7 it ��:jr1-1c...:4r'F Z�. 'ir "f'• i t'1 _ ` ,,� it.: ,. Y c ▪ iii i •ttN_ hit& '. F1 s L - !k` 6 rsrt r�v,xt y ,� 5 F � E 5iar..s� ..1, el ri # , - a {y•r ? r-��I a 11^"ipil-1 f f a i� L J f .rk S• R ' l 1 o_ `1 I t 1. ;- 4r T24 f ." � :Fr r23A1I, %:( L hu.Yr - `i - Y• IKLMDM J -i S . . ra't".NA "5 7, •k ..., ! T S�x•'d 4!t?t 4 f' S c w s yN'f �+'�'r. c:IaA1 Et3iAnc,31e i �/�.g 4 s lei. e! ai t tat o 1 ixu !t Reference: King County, Washington Map 625 By The Thomas Guide Rand McNally 32nd Edition NORTH S' irn 1, . Yu S1; is .? ltfi L 'l InY1IIk„, Z , it i "Thllti it I' Si I' 4, I.. ``aa I a r,�t ' • %I, s ,r. i 1 r ,- NOTE: This plate may contain areas of color. ESNW cannot be responsible for any subsequent misinterpretation of the information resulting from black & white reproductions of this plate. 11 tions onstruction Monitoring ental Sciences Vicinity Map Vintage at Tukwila Tukwila, Washington Drwn. MRS Date 12/29/2016 Proj. No. 4891 Checked HTW Date Dec. 2016 Plate 1 u 6 ae %um n \_, ©ems Drum. By MRS Checked By HTW Proj. No. 4891 Plate 2 mvAn @ «ew a pdp� m b�1 aw.., ° m, G I§ 3- MNKumIJ\ 2d «» cz /2(0 )o-§ 2=> a) 0 a o {/� z d$ $ O ▪ »/ J ▪ <wu / JI e 40 &� SCHEMATIC ONLY - NOT TO SCALE NOT A CONSTRUCTION DRAWING Final Slope Gradient Compacted Slope Face Bench and Keyway Fill to consist of suitable granular material approved by the Geotechncial Engineer NOTES: "Key" (Minimum 2' Deep by 6' Wide) o Slope should be stripped of topsoil and unsuitable materials prior to excavating Keyway or benches.. • Benches will typically be equal to a bulldozer blade width of approximately 8 feet but shall be at least 4 feet. ▪ Final slope gradient should be 2H : 1V. • Final slope face should be densified by over -building with compacted fill and trimming back to shape or by compaction with a bulldozer or vibratory drum roller. o Planting or hydroseeding slope face with a rapid growth deep-rooted vegetative mat will reduce erosion potential of slope area. o Use of pegged -in -place jute matting or geotechnical fabric will help maintain the seed and mulch in place until the root system has an opportunity to germinate. Typical "Bench" Keyed into Existing Slope Face (Geotechnical Engineer to Confirm) \‘. Existing Grade o Structural fill should be placed in thin loose lifts not exceeding 12 inches in thickness. Each lift should be compacted to no less than the degree specified in the "Site Preparation and Earthwork" section of this report. No additional lift should be placed until compaction is achieved. x1Yxa011: Lions NWw onstruction Monitoring ntal Sciences SLOPE FILL DETAIL Vintage at Tukwila Tukwila, Washington Drwn. MRS Date 12/29/2016 Checked HTW Date Dec. 2016 • Proj. No. 4891 Plate 3 111 NOTES: 18" Min. O 0 o 0 o 0 0 o U 0 0 00 0 00 o .o o 00 0 0 0 0o Co0 0 0 ooO oO o e 00 0 0 0 0 0 0 0 0 0 0 0 0 00 0 0 0 0 o O 0 00 0 0 {{�� 0 0 O 0 0 000 0 0 0 0 0 V 0 '0 o p 0 0 o 0 P O o 0 0 0 0 o 0 0 0 00 0 0 0 00 00 0_ 00 00 0 0 0 0 0 0 0 0 O 0 0 00 0000 00 0 0 000 0 00 0 0 0 0 0 0 00 00 00 00 00 00/( 0 O0 O O 0 O 0 0 0 0 V 0 0 O 0 � R O p O p 0 0 0 0 0 0 p0 0 O Q 0 jVVVVj 0 0 0 0o u • 0 0 o o 0 0 0 0 O O 0 00 0 0 0 00 0 O 0 00 0 00 p O 0 0 o G 0 0 0 0 o 0 0 0 0 0 0 00 0 0 0 00 000 cA 00 00. 0 e 0 0 000 0o 0 0 0 0 0 • Free Draining Backfill should consist of soil having less than 5 percent fines. Percent passing #4 should be 25 to 75 percent. • Sheet Drain may be feasible in lieu of Free Draining Backfill, per ESNW recommendations. • Drain Pipe should consist of perforated, rigid PVC Pipe surrounded with 1" Drain Rock. 0go°0 0 00 0 0 0 yea r.r.r., ti-tirti••ti�ti LEGEND: Free Draining Structural Backfill 1 inch Drain Rock Structural Fill Perforated Drain Pipe (Surround In Drain Rock) SCHEMATIC ONLY - NOT TO SCALE NOT A CONSTRUCTION DRAWING utions NWLLc ring, Construction Monitoring onmental Sciences RETAINING WALL DRAINAGE DETAIL Vintage at Tukwila Tukwila, Washington Drwn. MRS Date 12/29/2016 Proj. No. 4891 Checked HTW Date Dec. 2016 Plate 4 ti ti ti 'L ■ ■ ■ ■ ■ ■ ■ .r•r.r�r•r•r•r .rti■ti■ti■ti■ti■1i .r.r�r.r.r. f f } f�•ti•ti`S'L•ti• ■r_• fir_ Perforated Rigid Drain Pipe (Surround with 1" Rock) NOTES: • Do NOT tie roof downspouts to Footing Drain. • Surface Seal to consist of 12" of less permeable, suitable soil. Slope away from building. LEGEND: Surface Seal; native soil or other low permeability material. 1" Drain Rock Slope SCHEMATIC ONLY - NOT TO SCALE NOT A CONSTRUCTION DRAWING Drwn. MRS Checked HTW Ut10I1S NWLLc tring, Construction Monitoring rnmental Sciences FOOTING DRAIN DETAIL Vintage at Tukwila Tukwila, Washington Date 12/29/2016 Date Dec. 2016 Proj. No. 4891 Plate Appendix A Subsurface Exploration ES-4891 The subsurface conditions at the site were explored by excavating eight test pits at the approximate locations illustrated on Plate 2 of this report. The test pits were advanced to depths of approximately five to eight feet below existing grades. Logs of the test pits excavated by ESNW are presented in Appendix A. The final logs represent the interpretations of the field logs and the results of laboratory analyses. The stratification lines on the logs represent the approximate boundaries between soil types. In actuality, the transitions may be more gradual. Earth Solutions NW, LLC Earth Solutions NWLLC SOIL CLASSIFICATION CHART MAJOR DIVISIONS SYMBOLS TYPICAL DESCRIPTIONS GRAPH LETTER COARSE GRAINED SOILS MORE THAN 50% OF MATERIAL IS LARGER THAN NO. 200 SIEVE SIZE GRAVEL AND GRAVELLY SOILS MORE THAN 50% OF COARSE FRACTION RETAINED ON NO. 4 SIEVE CLEAN GRAVELS (LITTLE OR NO FINES) .6. ' iS I. Ob..1 ' • A . GIN WELL -GRADED GRAVELS, GRAVEL - SAND MIXTURES, LITTLE OR NO FINES C.f od V °I�° °06° )0 0©0 4C p ,0op0 I GP POORLY -GRADED GRAVELS, GRAVEL - SAND MIXTURES, LITTLE OR NO FINES GRAVELS WITH FINES (APPRECIABLE AMOUNT OF FINES) yam' )3 ,CI II', ` " o L, lib 1 c 0 i : GM SILTY GRAVELS, GRAVEL -SAND - SILT MIXTURES l �``'�;tf4#. 'A'I/' %/ Iv, ♦ GC CLAYEY GRAVELS, GRAVEL - SAND - CLAY MIXTURES SAND AND SANDY SOILS MORE THAN 50% OF COARSE FRACTION PASSING ON NO. 4 SIEVE CLEAN SANDSWELL-GRADED (LITTLE OR NO FINES) ,•, •:� ;•;•; SWSANDS, SANDS, GRAVELLY LITTLE OR NO FINES SP POORLY -GRADED SANDS, GRAVELLY SAND, LITTLE OR NO FINES SANDS WITH FINES (APPRECIABLE AMOUNT OF FINES) `.: '' ' " y SM SILTY SANDS, SAND - SILT MIXTURES } SC CLAYEY SANDS, SAND - CLAY MIXTURES FINE GRAINED SOILS MORE THAN 50% OF MATERIAL IS SMALLER THAN NO. 200 SIEVE SIZE SILTS AND LIQUID LIMIT CLAYS LESS THAN 50 NIL INORGANIC SILTS AND VERY FINE SANDS, ROCK FLOUR, SILTY OR CLAYEY FINE SANDS OR CLAYEY SILTS WITH SLIGHT PLASTICITY 4CL INORGANIC CLAYS OF LOW TO MEDIUM PLASTICITY, GRAVELLY CLAYS, SANDY CLAYS, SILTY CLAYS, LEAN CLAYS OL ORGANIC SILTS AND ORGANIC SILTY CLAYS OF LOW PLASTICITY SILTS AND LIQUID LIMIT CLAYS GREATER THAN 50 M}{ INORGANIC SILTS, MICACEOUS OR DIATOMACEOUS FINE SAND OR SILTY SOILS CH I INORGANIC CLAYS OF HIGH PLASTICITY lir - OH ORGANIC CLAYS OF MEDIUM TO HIGH PLASTICITY, ORGANIC SILTS HIGHLY ORGANIC SOILS '' `" , '" , '", - „ „ „ PT PEAT, HUMUS, SWAMP SOILS WITH HIGH ORGANIC CONTENTS DUAL SYMBOLS are used to indicate borderline soil classifications. The discussion in the text of this report is necessary for a proper understanding of the nature of the material presented in the attached logs. GENERAL BH / TP / WELL 4891.GPJ GINT US.GDT 12129/1g Earth Solutions N '- TEST PIT NUMBER TP-1 Earth 1805 - 136th Place`N.E., Suite 201 ,tiuuhII1I4 rt,Washington 98005 Bellevue, PAGE 1 OF 1 NW 1 I. Telephone: 425-449-4704 Fax: 425-449-4711 CLIENT Vintage Housing Development Inc. PROJECT NAME Vintage at Tttk wila_ PROJECT NUMBER 4891 PROJECT LOCATION Tukwila, Washington DATE STARTED 11/8/16 COMPLETED 11/8/16 GROUND ELEVATION 101 ff TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION — LOGGED BY AZS CHECKED BY HTW AT END OF EXCAVATION .— NOTES Depth of Topsoil & Sod 12"- 16": forested AFTER EXCAVATION — w- 0 w a r w a j cn TESTS vi g p MATERIAL DESCRIPTION - - TPSL,, '''' ' _ , , TOPSOIL and duff to 12"-16" to 140.0 - - MC = 20.60% ML Brown SILT, medium dense, moist 3.5 97.5 - - 5 MC = 17.00% Light brown silty SAND with gravel, medium dense to dense, moist -orange mottling -weakly cemented - - MC = 22.60% SM 7.5 93.5 - MC = 14.60% BEDROCK 8.0 Tan SAND STONE, very dense, moist Fines = 8.30% 93.0 —\(USDA Classification: extremely gravelly loamy coarse SAND] Test pit terminated at 8.0 feet below existing grade due to refusal on very dense bedrock. No groundwater encountered during excavation. No caving observed. Bottom of test pit at 8.0 feet. GENERAL BH 1 TP / WELL 4891.GPJ LINT US.GDT 12/29/16 CLIENT PROJECT Earth Solutions t TEST PIT NUMBER TP-2 a rth 1805 -136th Platt, A.E., Suite 201 ;Sf4iutill r1, Bellevue, Washington 98005 PAGE 1 OF 1. i l t. Telephone: 425-449-4704 Fax: 425 449-4711 Vintage Housing Development Inc. PROJECT NAME Vintage at Tukwila NUMBER 4891 PROJECT LOCATION Tukwila, Washington DATE EXCAVATION EXCAVATION LOGGED NOTES STARTED BY 11/8/16 COMPLETED 11/8/16 GROUND ELEVATION 163 ft TEST PIT SIZE CONTRACTOR NW Excavating GROUND WATER LEVELS: METHOD AT TIME OF EXCAVATION — AZS CHECKED 8": forest, ivy BY HTW AT END OF EXCAVATION — Depth of Topsoil & Sod 6"- AFTER EXCAVATION — o DEPTH (ft) SAMPLE TYPE NUMBER TESTS ui u. GRAPHIC LOG MATERIAL DESCRIPTION 5 MC = 21.20% BQDROCK MC = 14.90% TPSL '{ ` 'S 0.5 TOPSOIL to 6"- 8" 162.5 Light brown SILTSTONE, dense to very dense, moist 5.0 158.0 Test pit terminated at 5.0 feet below existing grade due to refusal on very dense bedrock. No groundwater encountered during excavation. No caving observed. Bottom of test pit at 5.0 feet. GENERAL BH / TP / WELL 4991.GPJ LINT US.GDT 12/29/16 ' Earth Solutions La ;I It 1805 -136th Plaoeltt., Suite 201 r TEST PIT NUMBER TP-3 SI)ILit ion, Bellevue, Washington 98005 PAGE 1 OF 1 VW 1!: Telephone: 425-449-4704 Fax: 425-449-4711 CLIENT Vintage Housing Development Inc. PROJECT NAME Vintage at Tukwila PROJECT NUMBER 4891 PROJECT LOCATION Tukwila, Washington DATE STARTED 11/8/16 COMPLETED 11/8/16 GROUND ELEVATION TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION — LOGGED BY AZS CHECKED BY H7W AT END OF EXCAVATION — NOTES Depth of Topsoil & Sod 4": ivy AFTER EXCAVATION — _ w v a 0 ui a h� a g mi u) TESTS • U p MATERIAL DESCRIPTION TPSL' - '- 0.5 TOPSOIL to 4", roots _ _ MC = 33.80% Fines = 66.10% ML Brown SILT, loose to medium dense, moist [USDA Classification: slightly gravelly LOAM] MC = 8.40% Tan SANDSTONE, dense to very dense, moist - BEDROCK MC = 7.30% 7.0 Test pit terminated at 7.0 feet below existing grade due to refusal on very dense bedrock. No groundwater encountered during excavation. No caving observed. Bottom of test pit at 7.0 feet. GENERAL BH / TP / WELL 4691.GPJ GINT US.GDT 12/29/16 Earth Solutions IN ,` ,` TEST PIT NUMBER TP-4 Li rth 1805 -136th Placa ol.E., Suite 201 !tirltuh4in- Bellevue, Washington 98005 PAGE 1 OF 1 vI.Y1, ( Telephone: 425-449-4704 Fax: 425-449-4711 CLIENT Vintage Housing Development Inc. PROJECT NAME Vintage at Tukwila PROJECT NUMBER 4891 PROJECT LOCATION Tukwila, Washington DATE STARTED 11/8/16 COMPLETED 11/8/16 GROUND ELEVATION 109 ft TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION — LOGGED BY AZS CHECKED BY HTW AT END OF EXCAVATION — NOTES Depth of Topsoil & Sod 18": forest AFTER EXCAVATION -- QEPTH (f) SAMPLE TYPE NUMBER TESTS ui v. GRAPHIC LOG MATERIAL DESCRIPTION _ - - 5 MC = 27.60% BEDROCK MC = 11.30% TPSL 'iv. '= `-' '' ''' ,; t — ' TOPSOIL to 18" -roots 1.5 107.5 SM Brown silty SAND, medium dense, moist 3.0 106.0 Tan SANDSTONE, dense to very dense, moist 5.0 104.0 Test pit terminated at 5.0 feet below existing grade due to refusal on very dense bedrock. No groundwater encountered during excavation. No caving observed. Bottom of test pit at 5.0 feet. GENERAL BH 1 TP / WELL 4891.GPJ GINT US.GDT 12/29/16 Earth Solutions N1` ) TEST PIT NUMBER TP-5 Earth 1805 -136th Place WE., Suite 201 PAGE 1 OF 1 Bellevue, Washington 98005 ISo`Will,- n , V 1 ll ,- Telephone: 425-449-4704 Fax: 425-449-4711 CLIENT Vintage Housing Development Inc. PROJECT NAME Vintage at Tukwila PROJECT NUMBER 4891 PROJECT LOCATION Tukwila, Washington DATE STARTED 11/8/16 COMPLETED 11/8/16 GROUND ELEVATION 70 ft TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION — LOGGED BY AZS CHECKED BY HTW AT END OF EXCAVATION — NOTES Depth of Topsoil & Sod 12": ivy AFTER EXCAVATION — la DEPTH (ft) SAMPLE TYPE NUMBER TESTS vi a. GRAPHIC LOG MATERIAL DESCRIPTION _ _ - - _ _ 5 MC = 21.20% MC = 10.30% BEDROCK MC = 10.50% Fines = 28.10% TPSL,, ' ,! , , ` — TOPSOIL to 12" 1.0 69.0 ML Brown SILT, medium dense, moist -orange mottling 4.0 66.0 Brown SANDSTONE, dense to very dense, moist 0 [USDA Classification: slightly gravelly sandy LOAM] 63.0 _ _ Test pit terminated at 7.0 feet below existing grade due to refusal on very dense bedrock. No groundwater encountered during excavation. Bottom of test pit at 7.0 feet. GENERAL DK / TP / WELL 4891 GP,1 GINT US.GOT 12/29/16 Earth Solutions T .. / TEST PIT NUMBER TP-6 Fa 1111 1805 -136th Place A.E., Suite 201 ttirrIuti(rn, Bellevue, Washington 98005 PAGE 1 OF 1 , ,WI1( Telephone: 425-449-4704 Fax: 425-449-4711 CUENT Vintage Housing Development Inc. PROJECT NAME Vintage at Tukwila PROJECT NUMBER 4891 PROJECT LOCATION Tukwila, Washington DATE STARTED 11/8/16 COMPLETED 11/8/16 GROUND ELEVATION 119 ft TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION — LOGGED BY AZS CHECKED BY HTW AT END OF EXCAVATION — NOTES Depth of Topsoil & Sod 8": ivy AFTER EXCAVATION — c DEPTH (ft) SAMPLE TYPE NUMBER TESTS 0 . m GRAPHIC LOG MATERIAL DESCRIPTION _ - - - - - 5 MC = 37.20% MC = 20.90% BEDROCK MC = 10.50% TPSL,, o r, ? , , - — TOPSOIL to 8" 1 to 118.0 ML Brown SILT, medium dense, moist 4.0 115.0 Brownish tan SANDSTONE, dense to very dense, moist 7.0 112.0 - - Test pit terminated at 7.0 feet below existing grade due to refusal on very dense bedrock. No groundwater encountered during excavation. No caving observed. Bottom of test pit at 7.0 feet. GENERAL BH / TP / WELL 4691.GPJ GINT US.GDT 12/29/16 Earth SolutionsIsft, f TEST PIT NUMBER TP-7 Earth 1805 -136th Placelv:E., Suite 201 4 J !tilltuti+)n, Bellevue, Washington 98005 PAGE 1 OF 1 ?M+ l c Telephone: 425-449-4704 Fax: 425-449.4711 CLIENT Vintage Housing Development Inc. PROJECT NAME Vintage at Tukwila PROJECT NUMBER 4891 PROJECT LOCATION Tukwila, Washington DATE STARTED 11/8/16 COMPLETED 11/8/16 GROUND ELEVATION 107 ft TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION — LOGGED BY AZS CHECKED BY HTW AT END OF EXCAVATION — NOTES Depth of Topsoil & Sod 8": ivy AFTER EXCAVATION — F DEPTH (ft) SAMPLE TYPE NUMBER TESTS vi Ovi D I GRAPHIC LOG MATERIAL DESCRIPTION - - 5 MC = 31.10% MC = 33.20% Fines = 37.50% BEDROCK MC = 13.70°r6 TPSL' ., 0,5 TOPSOIL to 8" 106.5 ML Gray SILT, loose to medium dense, moist -orange mottling 5.5 [USDA Classification: slightly gravelly fine sandy LOAM] 101.5 - - Light brown SANDSTONE, dense to very dense, moist o Testpit terminated at 7.0 feet below existing100.0 grade cue to refusal on very dense bedrock. No groundwater encountered during excavation. No caving observed. Bottom of test pit at 7.0 feet. GENERAL BH ! TP 1 WELL 4691.GPJ GINT US.GDT 12/29/16 Earth Solutions I, TEST PIT NUMBER TP-8 ,i Ea rtli 1805 -136th Place .4.E., Suite 201 , / PAGE 1 OF 1 tirilutid)n- Bellevue, Washington 98005 Wit( Telephone: 425-449-4704 Fax: 425-449-4711 CLIENT Vintage Housing Development Inc. PROJECT NAME Vintage at Tukwila PROJECT NUMBER 4891 PROJECT LOCATION Tukwila, Washington DATE STARTED 11/8/16 COMPLETED 11/8/16 GROUND ELEVATION 99 ft TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION — LOGGED BY AZS CHECKED BY HTW AT END OF EXCAVATION — NOTES Depth of Topsoil & Sod 12": forested AFTER EXCAVATION -- DEPTH (ft) SAMPLE TYPE NUMBER TESTS u6i GRAPHIC LOG MATERIAL DESCRIPTION - - - - - - 5 MC = 20.20% MC = 18.20% MC = 14.60% TPSL 0 , s% ,, ,, ,, - —" TOPSOIL to 12" to 98.0 SM Tan silty SAND, loose to medium dense, moist -iron oxide staining 8.5 92.5 Test pit terminated at 6.5 feet below existing grade. No groundwater encountered during excavation. No caving observed. Bottom of test pit at 6.5 feet. Appendix B Laboratory Test Results ES-4891 Earth Solutions NW, LLC 1So Iktns Earth Solutions V i_LC 1805 136th PL N. , Bellevue WA 98005 Telephone: 4252843300 CLIENT Vintage Housing Development, Inc. GRAIN SIZE DISTRIBUTION• PROJECT NAME Vintage at Tukwila PROJECT NUMBER ES-4891 PROJECT LOCATION Tukwila, Washington 44ZT41u1 MI 'PiI4LeI;l1 100 95 90 85 80 75 70 65 60 55 50 45 40 35 30 25 20 15 10 5 0 U.S. SIEVE OPENING IN INCHES 6 4 3 2 1.5 1 :Id 1/2311 3 1 1 1 U.S. SIEVE NUMBERS 1 6 8 ' 14 20 30 40 50 60 100 140 200 HYDROMETER • • • 1 • • 100 10 1 0.1 GRAIN SIZE IN MILLIMETERS 0.01 0.001 COBBLES GRAVEL coarse fine coarse SAND medium fine SILT OR CLAY Specimen Identification Classification Cc Cu • TP-1 8.00ft. USDA: Brown Extremely Gravelly Loamy Coarse Sand. USCS: SP-SM w Gravel. 3.89 45.58 m TP-3 1.00ft. USDA: Brown Slightly Gravelly Loam. USCS: Sandy ML. • TP-5 7.00ft. USDA: Brown Slightly Gravelly Sandy Loam. USCS: SM. TP-7 5.50ft. USDA: Brown Slightly Gravelly Fine Sandy Loam. USCS: SM. Specimen Identification D100 • TP-1 8.0ft. 19 D60 4.308 D30 D10 LL PL PI 1.258 0.095 TP-3 1.0ft. 4.75 • TP-5 7.0ft. 9.5 * TP-7 5.5ft. 4.75 0.265 %Silt %Clay 0.083 0.134 8.3 66.1 28.1 37.5 EMAIL ONLY Report Distribution ES-4891 Vintage Housing Development Inc. 369 San Miguel Drive, Suite 135 Newport Beach, California 98260 Attention: Mr. Carl Dominguez Earth Solutions NW, LLC CI1,.z OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Ste 100 Tukwila, WA 98188 Telephone: (206) 431-3670 SEPA ENVIRONMENTAL REVIEW INFORMATION The State Environmental Policy Act (SEPA) requires all agencies to consider the environmental impacts of a development before making decisions (43.21 C RCW). The purpose of environmental review is to identify a proposal's significant adverse impacts, measures to minimize or avoid such impacts, and allow wide public review for a wide range of projects. REQUIREMENTS: SEPA review is required for any action associated with the following types of decisions: 1. Developing 10 or more dwelling units. 2. Developing agricultural structures over 10,000 s.f. 3. Developing office, school, commercial, recreational, service or storage buildings over 12,000 s.f. and 40 parking spaces (certain utility lines, personal wireless communication facilities, and normal maintenance/replacement activities are fully exempt). 4. Developing parking lots with over 40 spaces. 5. Landfills and excavations over 500 cubic yards. 6. Installation of impervious underground tanks with a capacity over 10,000 gallons. The accompanying application must be completed for any new SEPA application or request to issue an addendum to any previous SEPA determination. If a question does not apply, "Does not apply" or "NA" may be entered. Complete answers to the checklist may avoid unnecessary delays later. City staff may also be able to help about governmental designations (e.g., zoning, shoreline, and landmark status). PROCEDURES: At the time you submit your application you must have all of the items listed on the attached "Complete Application Checklist" as well as the submittal for the underlying action (building permit, subdivision etc.). You may request a waiver from items on the checklist that are not applicable to your project. Please discuss this waiver request with City staff either at a pre -application meeting or at the time of application submittal. Within 28 days of receiving your application, City staff will determine if it is complete based on the attached checklist. If not complete City staff will mail to you a letter outlining what additional information is needed. If you do not submit requested materials within 90 days from the City's request for additional information the City may cancel your application. Once the application is "complete," substantive review will begin and a "Notice of Application" must be posted/mailed to begin a public comment period. After completing the environmental analysis and considering public comments, the Director will issue a determination for the project. A Determination of Non -Significance (DNS) says that the project as proposed will not have probable, significant, negative environmental impacts. A mitigated DNS will be issued if the project must be modified to mitigate its negative impacts. An Environmental Impact Statement (EIS) must be prepared if the probable negative impacts are unavoidable. \\citystore\City Common\Teri - DCD\Kirby\SEPA to fix\SEPA Environmental Review Application FINAL 5-9-16.docx RECEIVED APR 032017 Community Development COMP TE APPLICATION C KLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning APPLICATION MATERIALS: ✓ 1. Application Checklist (1 copy) indicating items submitted with application. t/ 2. Completed ESA Screening Checklist, SEPA Environmental Checklist and drawings (5 copies). 3. One set of all plans reduced to 8 1/2" x 11" or 11" x 17". t/ 4. Application Fee: See Land Use Fee Schedule. ✓ 5. Underlying permit application that triggers SEPA review. F-74 I. ,Q eicvy So 3h'j 7 b PUBLIC NOTICE MATERIALS: t/ 6. Payment of notice board fee (see Land Use Fee Schedule) to FastSigns OR provide a 4' x 4' public notice board on site within 14 days of the Department determining that a complete application has been received (see Public Notice Sign Specifications Handout). ✓ 7. Pay the fee as established by the Land Use Fee Schedule for generating mailing labels; OR provide an excel spreadsheet of mailing labels for all property owners and tenants (residents and businesses) within 500 feet of the subject property. Each unit in multiple family buildings e.g. apartments, condos, trailer parks --must be included. Once your project is assigned to a planner, you will be required to provide an electronic copy of the mailing label spreadsheet in the following format: Name, Street Address, City St Zip, with each of these fields as an individual column: Name Street Address City, St, Zip Mr. Smith 1234 Park Ave S Tukwila WA 98188 PLEASE NOTE: Regardless of whether you pay the City to generate the mailing labels or you provide them, there is an additional fee for postage and material as listed under Public Notice Mailing Fee on the Land Use Fee Schedule. Payment of this fee is due prior to issuance of the decision and you will receive a separate bill for this fee. 8. If providing own labels, include King County Assessor's map(s) which shows the location of each property within 500 ft. of the subject lot. \\citystore\City Common\Teri - DCD\Kirby\SEPA to fix\SEPA Environmental Review Application FINAL 5-9-16.docx Check items submitted with application Information Re -!fired. May be waived in unusual cases, uu 'approval of both Public Works and Planning PROJECT DESCRIPTION AND ANALYSIS: 9. Vicinity Map with site location. 10. Provide four (4) copies of any sensitive area studies such as wetland or geotechnical reports if needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). See the Geotechnical Report Guidelines and Sensitive Area Special Study Guidelines for additional information. 11. Any drawings needed to describe the proposal other than those submitted with the underlying permit. Maximum size 24" x 36". \\citystore\City Common\Teri - DCD\Kirby\SEPA to fix\SEPA Environmental Review Application FINAL 5-9-16.docx / CITI JF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Ste 100 Tukwila, WA 98188 Telephone: (206) 431-3670 SEPA ENVIRONMENTAL REVIEW APPLICATION FOR STAFF USE ONLY Permits Plus TYPE: P-SEPA Planner: NOW- W___Affel_Lij File Number:. 003 C Application Complete Date: Project File Number: Application Incomplete Date: Other File Numbers: NAME OF PROJECT/DEVELOPMENT: Vintage at Tukwila BRIEF DESCRIPTION OF SCOPE OF WORK: 4 story, 247 unit Senior Housing with associated parking and amnities This application requires public notice. Please see section 7 of the application checklist. LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. ACCESS STREET OFF OF 47TH AVE S. IN THE VICINITY OF MARTIN LUTHER KING JR. WAY & S. RYAN WAY SEE ATTACHED LETTER AND SURVEY COVER SHEET FOR LEGAL DESCRIPTIONS INCLUDNIG LOTS, BLOCKS AND SUBDWIVISIONS LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 6874200530, 3348401800, 3348401810, 3348401820, 3348401860 DEVELOPMENT COORDINATOR/ PROJECT CONTACT: The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. • PLEASE PRINT CLEARLY Name: CHRIS OLSON Address: 502 W. RIVERSIDE, SUITE 200 CITY, ST, ZIP SPOKANE, WA 99201 Phone: (509) 328-6464 E-mail: OLSON@NYSTROMOLSON.COM Signature: Date: \\citystore\City Common\Teri - DCD\Kirby\SEPA to fix\SEPA Environmental Review Application FINAL 5-9-16.docx e \ CITY OF TUKWILA Department of Community Development 6300 Soulhcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at Parcel #: 334804860, 3348401820, 3348401810, 3348401800 for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at Newport Beach (city), CA (state), on December 14 , 20 16 Michael Gancar (Print Name) 369 San Miguel Drive, Suite 135 (Address) 949-721-6775 (Phone 1' Amber) (Signature) On this day personally appeared before me to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS DAY OF SEE ATTACHED , 20 NOTARY PUBLIC in and for the State of Washington residing at My Commission expires on \\citystore\City Common\Teri - DCD\Kirby12016 Applications\Comprehensive Plan Amendment -March 2016.docx A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. STATE OF CALIFORNIA ) ) ss. COUNTY OF ORANGE On December 14, 2016 before me, Debra Lyn Scharf, Notary Public, personally appeared Michael K. Gancar, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their-authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. NOTARY PUBLIC in and for the State of Cal nia, residing at Newport Beach, Ca. My Commission Expires 12/09/2020 DEBRA LYN SCHARF Notary Public - California Orange County Commission # 2171840 My Comm. _ExPirea Dec 9, 2020 Date: City of Tukwila Endangered Species Act Screening Checklist Applicant Name: Street Address: City, State, Zip: Telephone: DIRECTIONS: This Screening Checklist has been designed to evaluate the potential for your project to result in adverse effects to salmonids - Chinook, Coho, Cutthroat trout or char - as defined by Section 9 of the Endangered Species Act (ESA). If potential effects are identified, the project may need further evaluation. Please review and answer each question carefully. Consider all phases of your project including, but not limited to, construction, normal operation, potential emergency operation, and ongoing and scheduled maintenance. To answer these questions, you may need to refer to site plans, grading and drainage plans, critical areas studies, or other documents you have prepared for your project. The City will evaluate your responses to determine if additional action is indicated. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc If ESA listed species are present or ever were present in the watershed where your project will be located, your project has the potential to affect them, and you need to comply with the ESA. The questions in this section will help determine if the ESA listings will impact your project. For more information on potential salmonid presence in your project area contact the Washington Department of Fish and Wildlife Habitat Biologist for your region, Washington Department of Fish and Wildlife or use the SalmonScape tool, WDFW SalmonScape. 1. Are ESA listed salmonids currently present in the watershed within which your project will be located? YesYesE No0 Please describe. Per SalmonScape Within the Green-Duwamish River Water Shed Coho Salmon - Species of Concern Chum Salmon - Not Warrented Chinook Salmon - Threatened 2. Has there ever been an ESA listed salmonid stock present in this watershed? YesfNoD Uncertainty Please describe. See Above If you answered "yes" to either of the above questions you should complete the remainder of this checklist. W:WPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc r� Part A - PROJECT SPECIFIi,6: Project and Vicinity ,City of Tukwila ESA Screening Checklist 1. Name of watershed: Duwamish/Green River Watershed 2. Name of nearest water body: Duwamish River 3. What is the distance from this project to the nearest body of water? 1,800 ft 4. What is the current land use between the project and the potentially affected water body (parking lots, farmland, etc)? The Freeway (Interstate 5) Residential and commercial dvelopments 5. Is the project above a: • Natural permanent barrier (waterfall) YesE NoR7 • Natural temporary barrier (beaver pond) YesQ_ No0 • Man-made barrier (culvert, dam) YesO_ NoD • Other (explain): 6. If answered Yes in #5, are there any resident salmonid populations above the blockage? Yesj[ Non_ Don't knowD \\citystore\City Common\Teri - DCD\Kirby\SEPA to fix\SEPA Environmental Review Application FINAL 5-9-16.docx W:WPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc City of Tukwila ESA Screening Checklist Part B - Project Specifics: Grading and Land Alteration 1. Does the project involve grading or land alteration of any kind? Yes 0 No n If your project DOES NOT involve grading please skip to Part C. 2. Will the project involve the modification of a watercourse bank between Ordinary High Water (OHW) and the top of the bank? If yes, which water course? This includes anyzading on any slope leading to a river or stream, but does not require work below OHW. Yes fI No ✓I 3. Will the project involve the modification of a watercourse bank or bottom below OHW? If yes, please explain. Yes n No FI 4. Could the construction, operation, or maintenance of equipment for the project result in sediment transport off site or increased rates of erosion and/or sedimentation in watercourses? If no, please explain. Most projects involving grading have the potential to result in increased erosion and/or sedimentation as a result of land disturbance. Yes ri Nof 5. If the project involves grading, have you prepared a Temporary Erosion and Sedimentation Control Plan? Yes n No A Not Yet - This will be completed with the plans If no, are you exempt under TMC 16.54.90? Yes n No 4 6. Will the project result in new impervious services? Include all hard surface are such as rooftops, asphalt or concrete pavin , compacted surfaces, etc. Yes [ 1 No 7. What percent of the project will be impervious surface (including pavement roof area)? W:WPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc (Citty of Tukwila ESA Screening Checklist �-i Part C — Project Specifics: Water Quality 1. Will the project generate stormwater from the creation of impervious surfaces that will not be infiltrated on site? Please explain. For the purpose of this analysis, infiltration includes the use of a stormwater treatment and management system intended to contain all stormwater on site by allowing it to seep into the ground. Yes Q✓ No= 2. Will the project result in the processing or handling, storage, or treatment of hazardous substances? This does not include fuel properly stored in a vehicle fuel tank, but does include fuel or other chemicals stored on -site during construction. Yes ❑ No 0 3. Will the project require long-term or re -occurring maintenance requiring the use of fertilizers, pesticides, or other chemicals? This may include landscape maintenance, bridge or parking lot cleaning, ice removal/melt, repeated chemical vegetation clearing, etc. Yes ❑ No 4. Will turbidity be increased during construction or operation of the project? Please explain any measures to be taken to ensure turbidity is not increased. Construction near the water or below OHW often will increase turbidity, both on -site and downstream. Yes Il No 0 EROSION CONTROL WILL BE IMPLEMENTED AND TURBIDITY WILL BE MONITERED BY A CESCL 5. Will the project either reduce or increase shade along or over a water body? Removal of trees/vegetation or the building of over -water structures (docks or floats) will often result in a change to shade. Yes ❑ No 0 6. Will the project require debris removal from below OHW of a water course? Debris includes, but is not limited to, fallen trees, logs, shrubs, rocks, piles, riprap, submerged metal, broken concrete, pipes, or other construction material. Yes_p_No 0 W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc City of Tukwila ESA Screening Checklist - Part D — Project Specifics: Flow Alterations and Fish Migration 1. Will the project involve the direct alteration of the channel or bed of a water course? This includes both tempora and s ermanent modifications. If yes, please explain. Yes INo 2. Will the project involve any physical alteration to a wetland which is connected to a water course? Few wetlands are isolated, most contain either surface or subsurface connection to a flowing water course. Yes ❑ No 3. Will water be rerouted, either temporarily or permanently as a result of the project? If yes, please explain. Yes NoE CONSTRUCTION STORMWATER MAY BE REROUTED FOR ONSITE TREATMENT OR REMOVED FROM THE SITE. 4. Will a culvert be installed or removed as part of this project? Yes n No F4 5. Will the project require withdrawal of surface water? If yes, please include amount and name or water body. Yes n No 0 6. Will the project result in the withdrawal, injection, or interception or groundwater? Examples of projects that might affect groundwater include, but are not limited to, construction of a new well, changes in withdrawal from an existing well, projects involving prolonged dewatering, installation of French drains, swales, or sewer lines. Projects that require a geotechnical report ursuant to TMC 18.45.060 should answer Yes. Yes ❑ No I 7. Will topography changes on the site affect the duration/direction of surface runoff flows? If yes, please describe changes.. SURFACE FLOWS WILL BE CHANGED DUE TO NEW IMPERVIOUS Yes 0 No I I SURFACES. BUT THEY WILL BE MANAGED DETENTION//RETENTION TECHNIQUES 8. Will the project include bank stabilization? If yes, explain. Bank stabilization includes, but is not limited to, riprap, rock, logs, soil, vegetated revetments, concrete structures, or similar. Yes 4 No n 9. Will there be retention or detention ponds? If yes, will this be an infiltration pond or a surface discharge to either a municipal storm water system or a surface water body? Yes RI Noj GEOTECH HAS RECOMMENDED NO INFILTRATION 10. Will the project involve any reduction of the floodplain or floodway by filling or other partial blockage of flows? If yes, how will the loss of flood storage be mitigated by your project? Yes (l No_✓ 11. Will project include the construction of a new wetland or waterway that is connected by surface flow to an existing waterway that contains salmonids? Yes f Noj W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc v-1 7'0 of Tukwila ESA Screening Checklist Part E — Project Specifics: Vegetation 1. Will the project involve the removal of any vegetation? If yes, please describe existing conditions and the amount ancMpe of vegetation to be removed. Yes n No Existing grasses and overgrowth such as bushes and non -significant trees will be removed as required during excavation. Any significant trees on site will be documented in an Arborist survey. 2. Will the project involve the removal of any vegetation within 200 feet of OHW of a water course? If yes, please describe type, size, method, and amount of vegetation to be removed. A tree is derned by TMC 18.06.845 as any self-supporting woody plant, generally characterized by one main trunk, with a potential diameter of 2inches or more at breast height and a minimum height of 10 feet. Yes n No 4 3. If ve Yes etation is to be removed, do you plan to mitigate by replanting? Please explain. No n Per the direction of the Arborist and the Landscape Architect, vegetation will be replanted to meet or exceed the landscaping requirements found in the local code. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist. STATE ENVIRONMENTAL POLICY ACT CHECKLIST Please respond to all questions. Use separate sheets as necessary. Department of Ecology provides a guidance on filling the SEPA checklist at Department of Ecology Applicant Responses: A. BACKGROUND 1. Name of proposed project, if applicable: VINTAGE at TUKWILA 2. Name of Applicant: 3. Date checklist prepared: 3.10.17 4. Agency requesting checklist: City of Tukwila 5. Proposed timing or schedule (including phasing, if applicable): 16 months 6. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. no 7. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Getechnical Report, Wetlands Delineation Report, and Arborist Report 8. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. This SEPA checklist is part of a Comprehensive Plan Amendment package (#PL16-0062) for the site to pursue a rezone of the property from LDR to HDR. Agency Comments \\citystore\City Common\Teri - DCD\Kirby\SEPA to fix\SEPA Environmental Review Application FINAL 5-9-16.docx W:WPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc f � SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 9. List any government approvals or permits that will be needed for your proposal. This SEPA checklist is part of a Comprehensive Plan Amendment package (#PL16-0062) for the site to pursue a rezone of the property from LDR to HDR. 10. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. Proposed 4-story senior housing development with 247 units. Associated amenities and surface parking 11. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, the tax lot number, and section, township, and range. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. ACCESS STREET OFF OF 47TH AVE S. IN THE VICINITY OF MARTIN LUTHER KING JR. WAY & S. RYAN WAY 6874200530, 3348401800, 3348401810, 3348401820, 3348401860 12. Does the proposal lie within an area designated on the City's Comprehensive Land Use Policy Plan Map as environmentally sensitive? YES W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other: Steep slopes b. What is the steepest slope on the site (approximate percent slope)? 50% c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland and whether the proposal results in removing any of these soils. Unweathered bedrock at depths of 5- 8 feet below existing grade. Topsoil depth of 4-18". Upper Soil (underying topsoil) consists of silt and silty sand (Class: ML and SM) d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Potential class 3 areas e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. There will likely be a cut to reduce the steep slopes Agency Comments W:WPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc l Please respond toairquestions. Use separate sheets as necessary" Applicant Responses: f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Potentially during clearing and construction, TESC measures will be taking to limit any erosion. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 29% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Project will implement bmps as required by onsite CESCL, including but not limited to , stabilized construction entrance, silt fence, swale, ponds, straw wattle, protecting stockpiles and temporary excavation slopes, etc.. 2. Air a. What types of emissions to the air would result from the proposal (for example, dust, automobile odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. During Construction : Automobile/Truck odors, dust b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. Not that we are aware of. SEPA Checklist Agency Comments W:WPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. - Applicant Responses: Agency Comments c. Proposed measures to reduce or control emissions or other impacts to air, if any: Do not allow vehicles to idle onsite. Providing dust control bmps. 3. Water a. Surface: 1. Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. There are wetlands on site. And the duwamish river is west of the site. 2. Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. There may some construction within 200ft of the waters, but not above or in. 3. Estimate the amount of fill and dredge materiall that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None 4. Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities, if known. No W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc Please respond to'ai 'questions. Use separate sheets as necessary:" Applicant Responses: 5. Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No. 6. Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No b. Ground: 1. Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well? Will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. No 2. Describe waste materials that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve: None SEPA Checklist Agency Comments WAAPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments c. Water Runoff (including storm water): 1. Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow? Will this water flow into other waters? If so, describe. Stormwater is the only anticipated runoff. It will be collected and treated to the current Stormwater Requirements. Depending on the requirements imposed by the city this stormwater may ultimately be discharged to the public storm drain, all measures will be taken to infiltrate or use other LID techniques if feasibile. 2. Could waste materials enter ground or surface waters? If so, generally describe. It is possible during construction. However the project will be required to get it's General Construction Stormwater Permit from the DOE and will implement the approriate TESC measures. 3. Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. We are not iintending too at this time. d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts if any: The project will implement either filtration or explore other Low impact development techniques to control stormwater flows to the maximum extent feasible. The project may provide a detention pond or vault if necessary. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc Please respond toad questions. Use separate sheets as necessary. SEPA Checklist Applicant Responses: Agency Comments 4. Plants a. Check or circle types of vegetation found on the site: ./ Deciduous tree: alder, maple, aspen, other V Evergreen tree: fir, cedar, pine, other V Shrubs \/ Grass Pasture Crop or grain V Wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other Water plants: water lily, eelgrass, milfoil, other Other types of vegetation b. What kind and amount of vegetation will be removed or altered? Trees and shrubs will be cleared within the site limits c. List threatened or endangered species known to be on or near the site. None known d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: TBD e. List all noxious weeds and invasive species known to be on or near the site. Tansy Ragwort(across the street) Giant Hogweed (north of site) W:WPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 5. Animals a. List any birds or animals which have been observed on or near the site or are known to be on or near the site: Birds: Hawk, heron, eagle, songbirds, other: Lark, Cuckoo, MurrelE Mammals: Deer, bear elk, beaver, other: Fish: Bass, almo trout, erring, shellfish, other: Other: b. List any threatened or endangered species known to be on or near the site. Threatened - Marbeled Murrelet, Streaked Horned Lark, Yellow -billed Cuckoo, Bull Trout Proposed Threatened - North American Wolverine c. Is the site part of a migration route? If so, explain. Yes. There are several birds of conservation concern listed on the WDFW migratory bird list for the area d. Proposed measures to preserve or enhance wildlife, if any: Project will try to preserve wetlands and additional measures will be TBD e. List any invasive animal species known to be on or near the site: American Bull Frog 6. Enemy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electric W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc Please respond to'a.i questions. Use separate sheets as necessary`. Applicant Responses: b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. Some trees that are removed could potentially reduce shade. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: energy conservation will be considered throughout the design of the structures. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. None Known 1. Describe any known or possible contamination at the site from present or past uses. None Known SEPA Checklist Agency Comments 2. Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. None Known 3. Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during the operating life of the project. None Known W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 4. Describe special emergency services that might be required. None Knonw 5. Proposed measures to reduce or control environmental health hazards, if any: not using chemicals or toxic materials b. Noise 1. What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? None that we aware of. 2. What types and levels of noise would be created by or associated with the project on a short-term or long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short term - Traffic, construction, drilling, machinery Long term - Intended to be a retirement community. Generally pretty quite. 3. Proposed measures to reduce or control noise impacts, if any: Limiting construction hours. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc -ram Please respond to art'questions. Use separate sheets as necessary. Applicant Responses: 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. residential and commercial. There are no affects that we are aware of. b. Has the project sire been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or nonforest use? not that we know of. 1. Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: No c. Describe any structures on the site. None d. Will any structures be demolished? If so, what? No SEPA Checklist Agency Comments W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc Please respond to all questions. Use separate sheets as necessary. Applicant Responses: e. What is the current zoning classification of the site? LDR- We are applying for a comp plan zone amendment to change to HDR. f. What is the current comprehensive plan designation of the site? Low density Residential g. If applicable, what is the current shoreline master program designation of the site? n/a h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Yes there are wetlands and steep slopes. i. Approximately how many people would reside or work in the completed project? —350-400 SEPA Checklist Agency Comments W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc I �. .."). Please respond to ali questions. Use separate sheets as necessary'. Applicant Responses: j. Approximately how many people would the completed project displace? None k. Proposed measures to avoid or reduce displacement impacts, if any: n/a 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: TBD m. Proposed measures to ensure the proposal is compatible with nearby agricultural and forest lands of lon-termcommercial significance, if any: n/a SEPA Checklist Agency Comments W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 9. Housiniz a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing? Retirement community 247 units b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None c. Proposed measures to reduce or control housing impacts, if any: N/a 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? High -quality vinyl siding will be the principal exterior building material. The highest point of the proposed structural will be approximately 50'-0" b. What views in the immediate vicinity would be altered or obstructed? No significant views will be altered or obstructed W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist c. Proposed measures to -reduce or control aesthetic impacts, if any: The development will be designed within City of Seattle codes and regulations. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Lighting will be provided within King County requirements to minimize glare and to provide enough Tight for tenant safetly. Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off -site sources of light or glare may affect your proposal? None known. d. Proposed measures to reduce or control light and glare impacts, if any: N/A W:WPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 12. Recreation a. What designed and informal recreational opportunities are in the immediate vicinity? Various recreation facilities will be included on site outdoor and indoor fitness centers and open green area. Kubota Garden, Hutchinson Playground are all within walking distance and Lakeridge park is Tess than 2 miles away. b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None proposed. 13. Historic and Cultural Preservation a. Are there any buildings, structures, or sites located on or near the site that are over 45 years old listed in or eligible for listing in national, state or local preservation registers located on or near the site? If so, specifically describe. No W:WPPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist b. Are there any landniau[cs, features, or other evidence of Indian or historic use or occupation. This may include human burials or old cemeteries. Are there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. None known. c. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc. None identified. Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. None anticipated. 14. Transportation a. Identify public streets and highways serving the site or affected geographic area, and describe proposed access to the existing street system. Show on site plans, if any. Th site fronts 47th Ave S to the East and is just south of S Ryan way. There is an on ramp/ off ramp just west of the proposed project at exit 158 on 1-5. Access would be off of 47th ave s as shown on the site plan. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments b. Is the site or affected geographic area currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Nearest transit stop is at 51 st Ave S and S Ryan Street. Aproximately 0.5 miles from the site. c. How many parking spaces would the completed project or non -project proposal have? How many would the project eliminate? None would be eliminated. 193 are being added d. Will the proposal require any new or improvements to existing roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). There will be improvements along 47th Ave S to provide an entry to the site. e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and nonpassenger vehicles). What data or transportation models were used to make these estimates? A traffic analysis has not been generated yet. W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. No h. Proposed measures to reduce or control transportation impacts, if any: Providing more parking than required. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe. The project will be residential development so it has the need for fire protection, police, public transit and health care. b. Proposed measures to reduce or control direct impacts on public services, if any. Adequate lighting will be used for safety, the building will be fully sprinkled, fire hydrants will be added, and a secured building system will be used. 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system Electricity, water telephone, refuse service other: b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. The project will need Water sewer, storm (by Tukwila Public works) electrical (SCL), refuse, and comm services(CTL, Comcast). W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist (NON -PROJECT PROPOSALS (E.G., SUBURBAN PLANS AND ZONING CODE TEXT CHANGES) MUST COMPLETE THE FOLLOWING PAGES). C. SUPPLEMENTAL SHEET FOR NON -PROJECT PROPOSALS (do not use this sheet for project actions) Because these questions are very general, it may be helpful to read them in conjunction with the list of elements of the environment. When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. Please respond to all questions. Use separate sheets as necessary. Applicant Responses: Agency Comments 1. How would the proposals be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? During Construction : Automobile/Truck odors, dust, construction noise, construction stormwater. Proposed measures to avoid or reduce such increases are: Reduce vehicle idling, dust control/concrete handling bmps will be implemented. CSWWP will be implemented. 2. How would the proposal be likely to affect plants, animals, fish, or marine life? Construction stormwater discharge, clearing and grading. Proposed measures to protect or conserve plants, animals, fish, or marine life are: Measure will be taken to ensure construction pollutants do not enter the wetlands. The project will limit impact to vegetation outside of project limits and within the project limits proposed landscaping may include the use of native plats. Other measures will be TBD W:\APPLICATIONS - land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc / \ Please respond to al, questions. Use separate sheets as necessar\� SEPA Checklist Applicant Responses: 3. How would the proposal be likely to deplete energy or natural resources? N/A Proposed measures to protect or conserve energy and natural resources are: 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitats, historic or cultural sites, wetlands, floodplains, or prime farmlands? The project has critical slopes and wetlands. Proposed measures to protect such resources or to avoid or reduce impacts are: All wetlands and ECA will be mapped and wetland buffers will be observed. A wetland delineation report has been prepared by a wetlands specialist and the recommendation will be taking into account. and A geotechnical engineer will be consulted on all work within critical slopes. 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? N/A Agency Comments W:\APPLICATIONS - Land Use Apps & Handouts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc SEPA Checklist Please respond to all'q,.estions. Use separate sheets as necessary. Applicant Responses: Proposed measures to avoid or reduce shoreline and land use impacts are: 6. How would the proposal be likely to increase demands on transportation or public service and utilities? Proposed project is a senior living facility so an increase in demand on transportation services and utilities would occur. Proposed measures to reduce or respond to such demand(s) are: Ensure the utility agency capacities are sufficient for the need of the project. Provide information to residents about (local public transport options and services such as uber and lyft. 7. Identify, if possible, whether the proposal may conflict with Local, State, or Federal laws or requirements for the protection of the environment. N/A D. SIGNATURE Agency Comments Under the penalty of perjury the above answers under ESA Screening Checklist and State Environmental Policy Act Checklist are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Signature: Date Submitted: W:\APPLICATIONS - Land Use Apps & Handauts\CURRENT LAND USE APPLICATIONS\SEPA Environmental Review Application FINAL 5-9-16.doc i !THE WATERSHED COMPANY November 23, 2016 Carl Dominguez Vintage Housing Development, Inc. 369 San Miguel Drive, Suite 135 Newport Beach, CA 92660 Phone: 949.721.6775 x212 Via email: CDominguez@vintagehousing.com SCIENCE & DESIGN Re: Tukwila MLK property, Stream & Wetland Delineation Report The Watershed Company Reference Number: 161032 Dear Carl: On November 8 and 9, 2016, staff ecologists from The Watershed Company (TWC) staff visited the properties located adjacent to Martin Luther King (MLK) Jr Way South in the City of Tukwila to screen for jurisdictional wetland and streams within a defined study area comprised of six parcels (parcel no. 3348401800, 3348401810, 3348401820, 3348401860, 6874200530, and 0323049050). This letter summarizes the findings of the study and details applicable federal, state, and local regulations. The following documents are enclosed: • Wetland Delineation Sketch • Wetland Determination Data Forms • 2004 Ecology Rating Forms Study Area and Site Location The site is located in the Ryan Hill neighborhood in the City of Tukwila (Section 3, Township 23N, Range 4E). Site access is through parcel 6874200530, along 47th Avenue South (see vicinity map and study area in Figures 1 and 2). 'RECEIVED APR 0 6 2017 TUKWILA PUBLIC WORKS 750 Sixth Street South Kirkland, WA 98033 p 425.822.5242 f 425.827.8136 watershedco.com RECEIVE APR 0 3 2011 Community Development Wetland Delineation Report Dominguez, C. November 23, 2016 Page 2 Figure 1. Vicinity (Study Area in yellow outline) Figure 2. Approximate Study Area Wetland Delineation Report Dominguez, C. November 23, 2016 Page 3 Methods Public -domain information on the subject properties was reviewed for this study and include the following: • USDA Natural Resources Conservation Service Soil maps (WebSoil) • U.S. Fish and Wildlife Service National Wetland Inventory (NWI) maps • Washington Department of Fish and Wildlife interactive mapping programs (PHS on the Web, Salmonscape) • Washington Department of Natural Resources, Forest Practices Application Mapping Tool (FPARS) • King County's GIS mapping website (iMAP) • City of Tukwila Sensitive Areas maps Wetlands The study area was evaluated for wetlands using methodology from the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region Version 2.0 (Regional Supplement) (US Army Corps of Engineers [Corps] May 2010). The wetland boundary was determined on the basis of an examination of vegetation, soils, and hydrology. Areas meeting the criteria set forth in the Regional Supplement were determined to be wetland. Soil, vegetation, and hydrologic parameters were sampled at several locations along the wetland boundary to make the determination. Yellow- and black -striped flagging was used to identify locations where data points were recorded. Pink- and black -flagging was used to delineate on -site wetland boundaries. Identified wetlands within the property were then classified using the Washington State Wetland Rating System for Western Washington, Version 2 (Publication #04-06-025) (Rating System), as directed by the Tukwila Municipal Code. For wetland features that extend off -site, aerial photographs and other public data is used to supplement limited field observations for rating purposes. Streams The study area was also evaluated for streams based on the presence or absence of an ordinary high water mark (OHWM). Areas meeting the definition provided by the Washington Administrative Code (WAC) 220-660-030 and Revised Code of Washington (RCW) 90.58.030 were determined to be the OHWM edge. The OHWM edge was located by examining the bed and bank physical characteristics and vegetation to ascertain the water elevation for mean annual floods. Blue- and white -striped flagging was used to mark the OHWM. On -site streams were classified using definitions provided in the Tukwila Municipal Code. Wetland Delineation Report Dominguez, C. November 23, 2016 Page 4 Findings The study area is in the Duwamish River drainage basin within the Duwamish-Green Water Resource Inventory Area (WRIA 9). It is currently undeveloped and zoned as Low Density Residential. The surrounding land use is a mixture of industrial/commercial and residential. The properties are bounded to the west by a segment of MLK Jr Way South that serves as a primary corridor for access to I-5. The Raisbeck property to the north contains an office building and associated parking lot. Single-family homes are present to the east and a Seattle City Light Corridor is located to the south. The study area is forested with great variation in topography. The terrain is varied with steep slopes, mapped as ranging from 15 to 40 percent slopes with landslide potential at moderate to high (City of Tukwila Maps). There are no NRCS soil surveys available for the subject area. The entire property is mapped by WDFW as a biodiversity corridor. One stream and five wetlands were identified in the topographic depressions, saddles, and swales on the property. They are described below. Stream A (Ryan Hill Creek) Ryan Hill Creek flows along a generally west and slightly north trajectory in a local valley between several hills. It meanders, following topographic contours, before forming a backwater at a previously installed earthen berm. The berm was likely installed many years ago as it does not appear maintained and is overgrown now. A small culvert through the berm allows some water to pass at a controlled rate. From the berm, the stream continues onward, exiting before MLK Jr Way into another culvert. A review of the Tukwila's comprehensive surface water plan suggests that the flow from Stream A is diverted through a series of culverts before exiting via outfall into the Duwamish River. Stream width ranges from three feet to 20 feet in some of the larger pool features with a stream bed substrate consisting of silt, sand, and gravel. The immediate vegetation along the stream tends to be Himalayan blackberry brambles, red dogwood, and salmonberry. Canopy from adjacent red alder and bigleaf maple trees along with the other riparian vegetation provide shading along the stream. Despite clear manmade obstructions to fish passage, the stream segment does technically provide suitable fish habitat in terms of width and gradient. Ryan Hill Creek was previously typed as a Type 3 perennial non -fish -bearing stream by the City of Tukwila; however, TWC staff could not find and verify the studies resulting in the original classification. The City may require electrofishing or some other WDFW accepted protocol to support a non -fish -bearing classification for this stream segment. Wetland Delineation Report Dominguez, C. November 23, 2016 Page 5 Wetland A and AA Wetland A and Wetland AA are both riverine wetlands alongside Ryan Hill Creek. Per Ecology guidance, the above mentioned berm separates this wetland into two units, named Wetland A and AA, respectively. Characteristic vegetation is similar with red alder trees, Oregon ash, and black cottonwood trees in the canopy and Himalayan blackberry mixed with red dogwood, vine maple, and salmonberry shrubs, lady fern, and youth -on -age beneath. Other vegetation present include twinberry, swamp gooseberry, stink currant, and skunk cabbage. Soils sampled were dark brown sandy clay loam with organic materials masking redoximorphic features. A mixture of hydrologic regimes are present, including areas of occasional flooding, seasonal flooding, and saturated only areas (data point 8). Wetlands A and AA function similarly. Using the 2004 Rating System, Wetland A performs slightly higher than Wetland AA for habitat function and water quality function because it encompasses a larger area and contains more beneficial variations in terms of parameters such as wetland -to -stream ratios and quantity of available vegetation structures. The function scores are summarized in regulatory section below. Wetland B Wetland B is a small forested slope wetland in the southern half of the subject area, in one of the topographic saddles between hills. Vegetation observed include Oregon ash trees, salmonberry, Himalayan blackberry, youth -on -age, dogwood, twinberry, reed canarygrass, and soft rush. Hydrologic inputs are precipitation and groundwater. Soils sampled were black clay loam underlain with depleted dark greyish brown clay loam with redoximorphic concentrations in the matrix and oxidized rhizospheres. Soils were saturated to the surface on the day of our fieldwork (data point 6). The primary function provided by Wetland B is high opportunity for habitat function based on its proximity and undisturbed connections to the other nearby wetlands and a relatively extensive buffer. The 2004 Rating Form scores are summarized in regulatory section. Wetland C Wetland C is a large slope-depressional wetland located at the southern boundary of the subject area. It was assessed in the field primarily at a distance and in office using aerial imagery and publically available information, as only a small portion of Wetland C extends onto the subject property. It was previously mapped by the City of Tukwila, but observations during our field visit suggest that the wetland may be larger than previously mapped. It contains segments of forested, scrub -shrub, and emergent palustrine vegetation. On -site areas are primarily Himalayan blackberry with some lady fern and youth -on -age; in the distance, mitigation plantings, various willow trees, hardhack spiraea, and cattails, and reed canarygrass were observed. On -site soils sampled satisfied criteria for Hydric Soil Indicator All - Depleted Below Dark Surface. Soil saturation and a high ground water table were observed on the day of our fieldwork Wetland Delineation Report Dominguez, C. November 23, 2016 Page 6 (data point 13). Hydrologic inputs appear to include several streams and hydrologic seeps. Water collects and drains down the steep open slope that is the Seattle City Light Corridor before collecting at the base of the slope by MLK Way S. Based on the level of ponding and the presence of the road, it is assumed that the primary outlet is a small culvert located somewhere near MLK Way S; since the outlet is not on -site, it could not be confirmed. Wetland C provides low water quality function and moderate hydrologic and habitat function. The 2004 Rating System scores are summarized in regulatory section. [Wetland D was originally assessed in the field as a separate offsite wetland until office research revealed connections to Wetland C. Therefore, Wetland D is not a separate wetland unit and is included in the above description of Wetland C.] Wetland E Wetland E is a small palustrine forested slope-depressional wetland located in a local saddle depression near Ryan Way S at the north of the subject area. Vegetation observed include black cottonwood, Pacific willow, cascara, English hawthorn, salmonberry, spiraea, an unidentified sedge species, and youth -on -age. Soils satisfied hydric soil indicator F6 - Redox Dark Surface. The hydrology sources are a combination of precipitation and groundwater; oxidized rhizospheres were present and serve as an indication of a fluctuating water table (data point 12). Using the 2004 Rating System, Wetland E provides moderate water quality, hydrologic, and habitat function; the scoring is summarized in regulatory section. Wetland F Wetland F is a small slope wetland located just south of Stream A. It contains palustrine emergent, scrub -shrub, and forested areas with a stand of knotweed bordering a bramble of Himalayan blackberry that gives way to a canopy of alder trees, cascara, and English hawthorn with giant horsetail, lady fern, and stinging nettle in the understory. Soils sampled met criteria for hydric soil indicator Al2 - Thick Dark Surface, with a gley layer starting just below 12 inches. Wetland hydrology seems to be supported primarily by groundwater, with oxidized rhizospheres observed within the upper 12 inches of soil and saturation observed at 12 inches below the ground surface (data point 3). Wetland F provides little to no water quality function and moderate hydrologic and habitat function. The 2004 Rating System scores are summarized in regulatory section. r� . . J Wetland Delineation Report Dominguez, C. November 23, 2016 Page 7 Non -wetland areas Non -wetland areas consisted primarily deciduous forest with some conifer stands. Typical vegetation included Douglas fir, bigleaf maple, alder, black cottonwood, and Oregon ash trees. Observed vegetation in the understory included bracken fern, sword fern, Himalayan blackberry, creeping blackberry, English ivy, dull Oregon -grape, and salal. Many of the trees observed may meet the diameter -at -breast -height requirements for mature and/or significant trees. The only recently disturbed area is the access parcel, which consists of mowed grasses. Soils tended to be dry, damp at most, and typically consisted of dark brown sandy loams and sandy clay loams, sometimes underlain with brighter sandier layers (data points 1, 2, 4, 5, 7, 9, 10, 11). Local Regulations Streams and wetlands are regulated under the Tukwila Municipal Code (TMC), Chapter 18.45 Environmentally Sensitive Areas. Identified critical areas and their associated buffer widths are summarized in Table 1. Table 1. Summary of 2014 Rating System wetland ratings and classification. Category / Type Water Quality Hydrologic Habitat Total Standard Buffer (ft) Watercourse A Type 31 80 i Wetland A II 20 18 24 62 100 Wetland AA II 16 18 20 54 100 Wetland B IV 0 2 14 16 50 Wetland C III 10 20 19 49 80 Wetland E III 14 10 14 38 80 Wetland F III 3 12 21 36 80 1 The City of Tukwila may require WDFW-approved fish surveys to support the Type 3 classification as documented on the City's Sensitive Areas Map (2013). Based on our field observations, we cannot preclude fish use. If the stream is determined to be a Type 2 (fish - bearing) watercourse, it would have a buffer width of 100-feet. r . ._, J . _J J Wetland Delineation Report Dominguez, C. November 23, 2016 Page 8 Streams are identified and regulated as watercourses; Stream A would be referred to as Watercourse A under the TMC. Based on a literature review and previous typing in an accepted City of Tukwila sensitive areas map (2013), Watercourse A is a Type 3 perennial non -fish -bearing stream. Type 3 streams have an 80-foot standard buffer. As mentioned in the Findings section, the City of Tukwila may not accept the Type 3 designation without additional WDFW-approved fish surveys. If the stream is determined to be fish -bearing, Watercourse A would be regulated as a Type 2 perennial fish -bearing stream with a 100-foot standard buffer. Wetlands A and AA are Category II wetlands with 100-foot standard buffers. Wetlands C, E, and F are Category III wetlands with 80-foot standard buffers. Wetland B is a Category 4 wetland with a 50-foot standard buffer. Commercial and industrial buildings would require an additional 15-foot setback from wetland and watercourse buffers, while all other development would require a 10-foot setback (TMC 18.45.080.E and 18.45.100.D). Wetland and watercourse buffers may only be reduced if they are impaired and if they do not extend onto slopes greater than 15 percent (TMC 18.45.080.F and 18.45.100.D). In cases where buffer reduction is permitted, it may not result in a buffer width of less than 50% the standard width, and the remaining buffer must be enhanced. If the buffer has variable topography with Class 1 slopes, the buffer plan would also need to be approved by a qualified geotechnical professional. A Class 1 slope is a slope where landslide potential is low with a slope of less than 15% slope (TMC 18.45.120.A.1). The Watershed Company does not assess geotechnical matters. A qualified geotechnical expert would be required to assess the critical areas of geologic instability. State and Federal Regulations Wetlands and streams are also regulated by the Corps under section 404 of the Clean Water Act. Any proposed filling or other direct impacts to Waters of the U.S., including wetlands (except isolated wetlands), would require notification and permits from the Corps. Wetlands A, AA, C, and F would not be considered isolated due to surface water connections. Wetlands B and E may be considered isolated; a formal isolated status inquiry can be requested from the Corps through the Jurisdictional Determination process. Note that a new Clean Water Rule for wetlands and other Waters of the U.S. went into effect in August 2015; however, the rule was recently "stayed" nationwide by the 6th Circuit Court due to pending litigation. Therefore, the prior rule is in effect until further notice. ..J J J a Wetland Delineation Report Dominguez, C. November 23, 2016 Page 9 In addition, the current set of Nation Wide Permits (NWPs) expire on March 18, 2017. If work is underway, or the applicant is contracted to commence construction work prior to this date, then the work may continue until March 18, 2018. If the work would not begin (or be under contract) prior to March 18, 2017, then the applicant will have to ask the Corps to confirm that the project is consistent with the newly issued NWPs. The new NWPs are likely to include minor differences from the current versions and thus this additional coordination and review time with the Corps should be factored into project schedules. Federally permitted actions that could affect endangered species may also require a biological assessment study and consultation with the U.S. Fish and Wildlife Service and/or the National Marine Fisheries Service. Application for Corps permits may also require an individual 401 Water Quality Certification and Coastal Zone Management Consistency determination from Ecology and a cultural resource study in accordance with Section 106 of the National Historic Preservation Act. In general, neither the Corps nor Ecology regulates wetland buffers, unless direct impacts are proposed. When direct impacts are proposed, mitigated wetlands may be required to employ buffers based on Corps and Ecology joint regulatory guidance. Disclaimer The information contained in this letter or report is based on the application of technical guidelines currently accepted as the best available science and in conjunction with the manuals and criteria outlined in the methods section. All discussions, conclusions and recommendations reflect the best professional judgment of the author(s) and are based upon information available to us at the time the study was conducted. All work was completed within the constraints of budget, scope, and timing. The findings of this report are subject to verification and agreement by the appropriate local, State and Federal regulatory authorities. No other warranty, expressed or implied, is made. Please call if you have any questions or if we can provide you with any additional information. Sincerely, 4114, Rose Whitson Ecologist Enclosures r THE WATERSHED COMPANY 750 Sixth Street South I Kirkland I WA 98033 p 425.822.5242 f 425.827.8136 Wetland and Stream Delineation Sketch Prepared for: Carl Dominguez, Vintage Housing Development, Inc. TWC #: 161032 Parcel numbers: 3348401800, 3348401810, 3348401820, 3348401860, 6874200530, 0323048050 Jurisdiction: City of Tukwila Site visit: November 8 & 9, 2016 Survey Data Points: Stream - - - Wetland Wetland (There is Wetland Wetland Notes: 14 yellow- and black -striped flags A and Wetland A: Stream ordinary high water mark flags are blue- and white -striped Wetland flags are pink- and black -striped Stream and wetland flags alternate as follows: Left Bank Right Bank Wetland AA line 41 flags Left OHWM 19 flags Wetland A line 38 flags Right OHWM 13 flags AA-1 to -3 A-1 to -24 WMA-1L to -2L WMA-1R to -6R AA-4 to -7 (WMA-7R is tied with A-25 after a culvert) WMA-3L to -5L A-25 to -31 AA-8 to -33 WMA-8R to -10R WMA-6L to -10L A-32 to A-35 (WMA-11L is tied with AA-34 after a culvert) WMA-11R to -13R AA-34 to -41 A-36 to -38 WMA-12L to -19L B: 9 pink- and black -striped flags C: 8 flags on -site, wetland extends off -site no Wetland DJ E: 9 flags F: 11 flags /'/ Subject Area /V Delineated stream Delineated wetland edge Approx. wetland edge off -site � I / Wetland Area ® Data Point Location Culverts Wetland and Stream Delineation Sketch for Carl Dominguez, Vintage Housing, Inc. I November 10, 2016 . THE WATERSHED COMPANY 750 Sixth Street South I Kirkland I WA 98033 p 425.822.5242 f 425.827.8136 -13,611,480.72712 6,024,65 This is not a survey. Features depicted are approximate only and may not be to scale. Wetland and Stream Delineation Sketch for Carl Dominguez, Vintage Housing, Inc. I November 10, 2016 !THE WATERSHED COMPANY 'WETLAND DETERMINATION DATA FORFI\ Western Mountains, Valleys, and Coast Supplement to the 1987 COE Wetlands Delineation Manual DP- 1 750 Sixth Street South Kirkland, Washington 98033 (425) 822-5242 watershedco.com r Project Site: Tukwila Vintage Housing Sampling Date: 1118/2016 Applicant/Owner: Carl Dominguez, Vintage Housing Development, Inc Sampling Point: DP- 1 Investigator: R. Whitson, J. Palmer City/County: Tukwila / King Sect., Township, Range: S 3 T 23N R 04E State: WA Landform (hillslope, terrace, etc): terrace Slope (%): —1 Local relief (concave, convex, none): slightly convex Subregion (LRR): A Lat: Long: Datum: Soil Map Unit Name: no survey available NWI classification: none listed Are climatic/hydrologic conditions on the site typical for this time of year? Are "Normal Circumstances" present on the site? Are Vegetation❑, Soil ❑, or Hydrology ❑ significantly disturbed? Are Vegetation❑, Soil ❑, or Hydrology ❑ naturally problematic ® Yes ❑ ® Yes ❑ No No (If no, explain in remarks.) (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Hydric Soils Present? Wetland Hydrology Present? Yes ❑ No Yes ❑ No Yes ® No ❑ Is the Sampling Point within a Wetland? Yes No z Remarks: VEGETATION — Use scientific names of plants. Tree Stratum (Plot size: 5m diam.) Absolute % Cover Dominant Species? Indicator Status Dominance Test Worksheet 1. Acer macrophyllum 80 Y FACU Number of Dominant Species that are OBL, FACW, or FAC: 2 (A) (B) (A/B) 2. 3. Total Number of Dominant Species Across All Strata: 4 4. Sapling/Shrub Stratum (Plot size: 3m diam.) 80 = Total Cover Percent of Dominant that are OBL, FACW, Species 50 or FAC: 1. Rubus spectabilis 40 Y FAC Prevalence Index Worksheet Total % Cover of Multiply by 2. Sambucus racemosa 30 Y FACU 3. OBL species x 1 = 4. FACW species x 2 = 5. FAC species x 3 = Herb Stratum (Plot size: 1 m diam.) 70 = Total Cover FACU species x 4 = UPL species x 5 = Column totals (A) (B) 1. Athyrium cyclosorum 5 Y FAC Prevalence Index = B / A = 2. 3. 4. Hydrophytic Vegetation Indicators 5. ❑ Dominance test is > 50% ❑ Prevalence test is 55 3.0 ' Morphological Adaptations' (provide supporting ❑ data in remarks or on a separate sheet) ❑ Wetland Non -Vascular Plants * ❑ Problematic Hydrophytic Vegetation * (explain) 6. 7. 8. 9. 10. 11. * Indicators of hydric.soil and wetland hydrology must be present, unless disttrbed or problematic Woody Vine Stratum (Plot size: ) 5 = Total Cover Hydrophytic Vegetation Present? Yes No 1. 2. % Bare Ground in Herb Stratum: = Total Cover Remarks: US Army Corps of Engineers Western Mountains, Valleys, and Coast — Interim Version SOIL SamDlina Point — DP-1 J _, J Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators ) Depth Matrix Redox Features (inches) Color (moist) DA, Color (moist) % Type' Loc2 Texture Remarks 0-12 10YR 2/2 100 Sandy loam 12-15 10YR 2/2 65 2.5Y 4/2 7.5YR 3/3 30 5 D C M M Sandy clay loam 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains 2Loc: PL=Pore Lining, M=Matrix Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3 ❑ Histosol (Al) 0 Sandy Redox (S5) ❑ 2cm Muck (A10) ❑ Histic Epipedon (A2) 0 Stripped Matrix (S6) ❑ Red Parent Material (TF2) ❑ Black Histic (A3) ❑ Loamy Mucky Mineral (F1) (except MLRA 1) ❑ Other (explain in remarks) ❑ Hydrogen Sulfide (A4) ❑ Loamy Gleyed Matrix (F2) ❑ ❑ Depleted Below Dark Surface (A11) 0 Depleted Matrix (F3) ❑ Thick Dark Surface (Al2) ❑ Redox Dark Surface (F6) 3Indicators of hydrophytic vegetation and wetland hydrology must O Sandy Mucky Mineral (S1) ❑ Depleted Dark Surface (F7) be present, unless disturbed or problematic ❑ Sandy Gleyed Matrix (S4) ❑ Redox Depressions (F8) Restrictive Layer (if present): Type: Hydric soil present? Yes No X Depth (inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required: check all that apply): Secondary Indicators (2 or more required): ❑ Surface water (Al) 0 Sparsely Vegetated Concave Surface (B8) ❑ Water -Stained Leaves (B9) (MLRA 1, 2, 4A & 4B) ❑ High Water Table (A2) 0 Water -Stained Leaves (except MLRA 1, 2, 4A & 4B) (B9) ❑ Drainage Patterns (B10) ® Saturation (A3) ❑ Salt Crust (B11) ❑ Dry -Season Water Table (C2) ❑ Water Marks (B1) ❑ Aquatic Invertebrates (B13) ❑ Saturation Visible on Aerial Imagery (C9) ❑ Sediment Deposits (B2) ❑ Hydrogen Sulfide Odor (C1) 0 Geomorphic Position (D2) ❑ Drift Deposits (B3) 0 Oxidized Rhizospheres along Living Roots (C3) ❑ Shallow Aquitard (D3) 0 Algal Mat or Crust (B4) ❑ Presence of Reduced Iron (C4) ❑ FAC-Neutral Test (D5) ❑ Iron Deposits (B5) ❑ Recent Iron Reduction in Tilled Soils (C6) ❑ Raised Ant Mounds (D6) (LRR A) ❑ Surface Soil Cracks (B6) 0 Stunted or Stressed Plants (D1) (LRR A) 0 Frost -Heave Hummocks ❑ Inundation Visible on Aerial Imagery ❑ Other (explain in remarks) (B7) Field Observations Surface Water Present? Yes 0 No ❑ Depth (in): Water Table Present? Yes ❑ No ❑ Depth (in): Saturation Present? Yes Z No 0 Depth (in): 12" BGS (includes capillary fringe) Wetland Hydrology Present? Yes 0 No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: BGS = below ground surface US Army Corps of Engineers Western Mountains, Valleys, and Coast — Interim Version a F ..a . 4 a • J .a 2T„, WATERSHED COMPANY WETLAND DETERMINATION DATA FORM Western Mountains, Valleys, and Coast Supplement to the 1987 COE Wetlands Delineation Manual DP- 2 750 Sixth Street South Kirkland, Washington 98033 (425) 822-5242 watershedco.com Project Site: Tukwila Vintage Housing Sampling Date: 11/8/2016 Applicant/Owner: Carl Dominguez, Vintage Housing Development, Inc Sampling Point: DP- 2 Investigator: R. Whitson, J. Palmer City/County: Tukwila / King Sect., Township, Range: S 3 T 23N R 04E State: WA Landform (hillslope, terrace, etc): hillslope Slope (%): —3 Local relief (concave, convex, none): concave Subregion (LRR): A Lat: Long: Datum: Soil Map Unit Name: no survey available NWI classification: none listed Are climatic/hydrologic conditions on the site typical for this time of year? ® Yes ❑ No Are "Normal Circumstances" present on the site? 0 Yes ❑ No Are Vegetation❑, Soil ❑, or Hydrology ❑ significantly disturbed? Are Vegetation❑, Soil ❑, or Hydrology ❑ naturally problematic (If no, explain in remarks.) (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Hydric Soils Present? Wetland Hydrology Present? Yes ® No ❑ Yes ❑ No ® Is the Sampling Point within a Wetland? Yes 0 No Yes ❑ No Remarks: VEGETATION — Use scientific names of plants. Tree Stratum (Plot size: 5m diam.) Absolute % Dominant Cover Species? Indicator Status Dominance Test Worksheet 1. (Acer macrophyllum)* - - - Number of Dominant Species 2 that are OBL, FACW, or FAC: (A) (B) 2. 3. Total Number of Dominant Species Across All Strata: 3 4. = Total Cover Percent of Dominant that are OBL, FACW, Species or FAC: 67 Sapling/Shrub Stratum (Plot size: 3m diam.) 1. Prevalence Index Worksheet Total % Cover of Multiply by 2. 3. OBL species x 1 = 4. FACW species x 2 = 5. FAC species x 3 = = Total Cover FACU species x 4 = Herb Stratum (Plot size: 1m diam.) UPL species x 5 = Column totals (A) (B) 1. Urtica dioica 60 Y FAC Prevalence Index = B / A = 2. Pteridium aquilinum 15 Y FACU 3. 4. Hydrophytic Vegetation Indicators 5. ® Dominance test is > 50% ❑ Prevalence test is <_ 3.0 * Morphological Adaptations' (provide supporting ❑ data in remarks or on a separate sheet) ❑ Wetland Non -Vascular Plants * ❑ Problematic Hydrophytic Vegetation * (explain) 6. 7. 8. 9. 10. 11. * Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic 75 = Total Cover Woody Vine Stratum (Plot size: ) Hydrophytic Vegetation Present? Yes 1. Rubus armeniacus 5 Y FAC 2. No 5 = Total Cover % Bare Ground in Herb Stratum: Remarks: *excluded; rooted upslope outside of sample plot US Army Corps of Engineers Western Mountains, Valleys, and Coast — Interim Version 1 SOIL Sampling Point — DP-2 a ._1 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators ) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type' Loc2 Texture Remarks 0-10 10YR 212 100 Sandy loam 10-15 10YR 314 10YR 2l2 70 30 Loamy sand Mixed matrix 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains 2Loc: PL=Pore Lining, M=Matrix Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3 ❑ Histosol (A1) ❑ Sandy Redox (S5) ❑ 2cm Muck (A10) ❑ Histic Epipedon (A2) ❑ Stripped Matrix (S6) ❑ Red Parent Material (TF2) ❑ Black Histic (A3) ❑ Loamy Mucky Mineral (F1) (except MLRA 1) ❑ Other (explain in remarks) ❑ Hydrogen Sulfide (A4) ❑ Loamy Gleyed Matrix (F2) D ❑ Depleted Below Dark Surface (A11) ❑ Depleted Matrix (F3) ❑ Thick Dark Surface (Al2) ❑ Redox Dark Surface (F6) 3Indicators of hydrophytic vegetation and wetland hydrology must 0 Sandy Mucky Mineral (S1) 0 Depleted Dark Surface (F7) be present, unless disturbed or problematic ❑ Sandy Gleyed Matrix (S4) ❑ Redox Depressions (F8) Restrictive Layer (if present): Type: Hydric soil present? Yes No 0 Depth (inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required: check all that apply): Secondary Indicators (2 or more required): ❑ Surface water (A1) ❑ Sparsely Vegetated Concave Surface (B8) 0 Water -Stained Leaves (B9) (MLRA 1, 2, 4A & 4B) ❑ High Water Table (A2) 0 Water -Stained Leaves (except MLRA 1, 2, 4A & 4B) (B9) ❑ Drainage Patterns (B10) 0 Saturation (A3) 0 Salt Crust (B11) 0 Dry -Season Water Table (C2) 0 Water Marks (61) ❑ Aquatic Invertebrates (B13) 0 Saturation Visible on Aerial Imagery (C9) 0 Sediment Deposits (B2) 0 Hydrogen Sulfide Odor (C1) 0 Geomorphic Position (D2) 0 Drift Deposits (B3) ❑ Oxidized Rhizospheres along Living Roots (C3) 0 Shallow Aquitard (D3) ❑ Algal Mat or Crust (64) ❑ Presence of Reduced Iron (C4) 0 FAC-Neutral Test (D5) ❑ Iron Deposits (B5) ❑ Recent Iron Reduction in Tilled Soils (C6) 0 Raised Ant Mounds (D6) (LRR A) 0 Surface Soil Cracks (B6) ❑ Stunted or Stressed Plants (D1) (LRR A) 0 Frost -Heave Hummocks ❑ Inundation Visible on Aerial Imagery ❑ Other (explain in remarks) (67) Field Observations Surface Water Present? Yes 0 No El Depth (in): Water Table Present? Yes 0 No ® Depth (in): Saturation Present? Yes 0 No ® Depth (in): (includes capillary fringe) Wetland Hydrology Present? Yes � No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Damp, not saturated US Army Corps of Engineers Western Mountains, Valleys, and Coast — Interim Version T IIE: WATERSHED COMPANY WETLAND DETERMINATION DATA FORM Western Mountains, Valleys, and Coast Supplement to the 1987 COE Wetlands Delineation Manual DP- 3 750 Sixth Street South Kirkland, Washington 98033 (425) 822-5242 watershedco.com Project Site: Tukwila Vintage Housing Sampling Date: 11/8/2016 Applicant/Owner: Carl Dominguez, Vintage Housing Development, Inc Sampling Point: DP- 3 Investigator: R. Whitson, J. Palmer City/County: Tukwila / King Sect., Township, Range: S 3 T 23N R 04E State: WA Landfomi (hillslope, terrace, etc): hilislope Slope (%): —3 Local relief (concave, convex, none): none Subregion (LRR): A Lat: Long: Datum: Soil Map Unit Name: no survey available NWI classification: none listed Are climatic/hydrologic conditions on the site typical for this time of year? Are "Normal Circumstances" present on the site? Are Vegetation❑, Soil ❑, or Hydrology ❑ significantly disturbed? Are Vegetation❑, Soil ❑, or Hydrology ❑ naturally problematic El Yes ❑ E Yes ❑ No No (If no, explain in remarks.) (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site map showin sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Hydric Soils Present? Wetland Hydrology Present? Yes ® No Yes ® No ❑ Is the Sampling Point within a Wetland? Yes Yes El No ❑ No Remarks: Near highway fenceline in knotweed patch VEGETATION — Use scientific names of plants. Tree Stratum (Plot size: 5m diam.) Absolute % Dominant Indicator Cover Species? Status Dominance Test Worksheet 1. Alnus rubra 25 Y FAC Number of Dominant Species that are OBL, FACW, or FAC: 3 (A) (B) (A/B) 2. 3. Total Number of Dominant Species Across All Strata: 3 4. 45 = Total Cover Percent of Dominant. that are OBL, FACW, Species 100 or FAC: Sapling/Shrub Stratum (Plot size: 3m diam.) 1. Prevalence Index Worksheet Total % Cover of Multiply by 2. 3. OBL species x 1 = 4. FACW species x 2 = 5. FAC species x 3 = = Total Cover FACU species x 4 = Herb Stratum (Plot size: 1m diam.) UPL species x 5 = Column totals (A) (B) 1. Reynoutria japonica 50 N* FACU Prevalence Index = B / A = 2. Equisetum telmateia 30 Y FAC 3. 4. Hydrophytic Vegetation Indicators 5. ® Dominance test is > 50% ❑ Prevalence test is <_ 3.0 * Morphological Adaptations * (provide supporting ❑ data in remarks or on a separate sheet) ❑ Wetland Non -Vascular Plants * ❑ Problematic Hydrophytic Vegetation * (explain) 6. 7. 8. 9. 10. 11. * Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic 80 = Total Cover Woody Vine Stratum (Plot size: ) Hydrophytic Vegetation Yes Present? 1. Rubus armeniacus 50 Y FAC 2. 0 No 50= Total Cover % Bare Ground in Herb Stratum: Remarks: *excluded based on extreme aggression and tendency to form monocultures US Army Corps of Engineers Western Mountains, Valleys, and Coast — Interim Version SOIL Sampling Point — DP-3 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators ) Depth Matrix Redox Features (inches) Color (moist) % Color foist) % I Type' Loc2 Texture Remarks 0-8 10YR 3/1 100 Loam 8-12 10YR 3/1 90 7.5YR 10 C M, PL Silt loam 12-18 N 4l- 80 10YR 5/6 80 C PL Clay loam Gley 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains 2Loc: PL=Pore Lining, M=Matrix Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3 ❑ Histosol (A1) ❑ Sandy Redox (S5) ❑ 2cm Muck (A10) ❑ Histic Epipedon (A2) ❑ Stripped Matrix (S6) ❑ Red Parent Material (TF2) ❑ Black Histic (A3) ❑ Loamy Mucky Mineral (F1) (except MLRA 1) ❑ Other (explain in remarks) ❑ Hydrogen Sulfide (A4) ❑ Loamy Gleyed Matrix (F2) ❑ ❑ Depleted Below Dark Surface (A11) ❑ Depleted Matrix (F3) ® Thick Dark Surface (Al2) ❑ Redox Dark Surface (F6) 3Indicators of hydrophytic vegetation and wetland hydrology must ❑ Sandy Mucky Mineral (S1) E Depleted Dark Surface (F7) be present, unless disturbed or problematic ❑ Sandy Gleyed Matrix (S4) ❑ Redox Depressions (F8) Restrictive Layer (if present): Type: Hydric soil present? Yes a No Depth (inches): Remarks: HYDROLOGY 7 Wetland Hydrology Indicators: Primary Indicators (minimum of one required: check all that apply): Secondary Indicators (2 or more required): ❑ Surface water (Al) ❑ Sparsely Vegetated Concave Surface (B8) ❑ Water -Stained Leaves (B9) (MLRA 1, 2, 4A & 4B) ❑ High Water Table (A2) ❑ Water -Stained Leaves (except MLRA 1, 2, 4A & 48) (B9) ❑ Drainage Patterns (610) ® Saturation (A3) ❑ Salt Crust (B11) ❑ Dry -Season Water Table (C2) ❑ Water Marks (61) ❑ Aquatic Invertebrates (B13) ❑ Saturation Visible on Aerial Imagery (C9) ❑ Sediment Deposits (B2) ❑ Hydrogen Sulfide Odor (C1) ❑ Geomorphic Position (D2) ❑ Drift Deposits (B3) ® Oxidized Rhizospheres along Living Roots (C3) ❑ Shallow Aquitard (D3) ❑ Algal Mat or Crust (B4) ❑ Presence of Reduced Iron (C4) ❑ FAC-Neutral Test (D5) ❑ Iron Deposits (B5) ❑ Recent Iron Reduction in Tilled Soils (C6) ❑ Raised Ant Mounds (D6) (LRR A) ❑ Surface Soil Cracks (B6) ❑ Stunted or Stressed Plants (D1) (LRR A) ❑ Frost -Heave Hummocks ❑ Inundation Visible on Aerial Imagery ❑ Other (explain in remarks) (B7) Field Observations Surface Water Present? Yes ❑ No ® Depth (in): Water Table Present? Yes ❑ No ® Depth (in): Saturation Present? Yes ® No ❑ Depth (in): 12" BGS (includes capillary fringe) Wetland Hydrology Present? Yes 0 No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: BGS = below ground surface US Army Corps of Engineers Western Mountains, Valleys, and Coast— Interim Version 2 TEHE WATERSHED COMPANY l WETLAND DETERMINATION DATA FORM Western Mountains, Valleys, and Coast Supplement to the 1987 COE Wetlands Delineation Manual DP-4 750 Sixth Street South Kirkland, Washington 98033 (425) 822-5242 watershedco.com Project Site: Tukwila Vintage Housing Sampling Date: 11/8/2016 Applicant/Owner: Carl Dominguez, Vintage Housing Development, Inc Sampling Point: DP- 4 Investigator: R. Whitson, J. Palmer City/County: Tukwila / King Sect., Township, Range: S 3 T 23N R 04E State: WA Landform (hillslope, terrace, etc): hillslope Slope (%): —5 Local relief (concave, convex, none): concave Subregion (LRR): A Lat: Long: Datum: Soil Map Unit Name: no survey available NWI classification: none listed Are climatic/hydrologic conditions on the site typical for this time of year? Are "Normal Circumstances" present on the site? Are Vegetation❑, Soil ❑, or Hydrology ❑ significantly disturbed? Are Vegetation❑, Soil ❑, or Hydrology ❑ naturally problematic ® Yes ❑ 0 Yes 0 No No (If no, explain in remarks.) (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, imeortant features, etc. Hydrophytic Vegetation Present? Hydric Soils Present? Wetland Hydrology Present? Yes ® No ❑ Yes ❑ No Yes 0 No Is the Sampling Point within a Wetland? Yes No Remarks: VEGETATION — Use scientific names of plants. Tree Stratum (Plot size: 5m diam.) Absolute % Cover Dominant Species? Indicator Status Dominance Test Worksheet 1. Acer macrophyllum 60 Y FACU Number of DominantSpecies that are OBL, FACW. or FAC: 3 (A) (B) (A/B) 2. Alnus rubra 30 Y FAC 3. Total Number of Dominant Species Across All Strata: 5 4. Sapling/Shrub Stratum (Plot size: 3m diam.) 90 = Total Cover Percent of Dominant that are OBL, FACW, Species or FAC: 60 1. Prunus emarginata (sapling) 30 Y FACU Prevalence Index Worksheet Total % Cover of Multiply by 2. 3. OBL species x 1 = 4. FACW species x 2 = 5. FAC species x 3 = Herb Stratum (Plot size: 1 m diam.) 30 = Total Cover FACU species x 4 = UPL species x 5 = Column totals (A) (B) 1. Equisetum telmateia 30 Y FAC Prevalence Index = B / A = 2. 3. 4. Hydrophytic Vegetation Indicators 5. ® Dominance test is > 50% ❑ Prevalence test is <_ 3.0' Morphological Adaptations' (provide supporting ❑ data in remarks or on a separate sheet) ❑ Wetland Non -Vascular Plants * ❑ Problematic Hydrophytic Vegetation' (explain) 6. 7. 8. 9. 10. 11. * Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic Woody Vine Stratum (Plot size: ) 30 = Total Cover Hydrophytic Vegetation Present? Yes 1. Rubus armeniacus 60 Y FAC 2. No % Bare Ground in Herb Stratum: 60 = Total Cover Remarks: US Army Corps of Engineers Western Mountains, Valleys, and Coast — Interim Version / SOIL SamDlinq Point — DP-4 r- - Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators ) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type' Loc2 Texture Remarks 0-12 10YR 3/2 100 Sandy loam 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains 2Loc: PL=Pore Lining, M=Matrix Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3 ❑ Histosol (Al) ❑ Sandy Redox (S5) ❑ 2cm Muck (A10) ❑ Histic Epipedon (A2) ❑ Stripped Matrix (S6) ❑ Red Parent Material (TF2) ❑ Black Histic (A3) ❑ Loamy Mucky Mineral (F1) (except MLRA 1) ❑ Other (explain in remarks) E Hydrogen Sulfide (A4) ❑ Loamy Gleyed Matrix (F2) ❑ ❑ Depleted Below Dark Surface (A11) 0 Depleted Matrix (F3) 0 Thick Dark Surface (Al2) 0 Redox Dark Surface (F6) 3Indicators of hydrophytic vegetation and wetland hydrology must ❑ Sandy Mucky Mineral (S1) 0 Depleted Dark Surface (F7) be present, unless disturbed or problematic ❑ Sandy Gleyed Matrix (S4) 0 Redox Depressions (F8) Restrictive Layer (if present): Type: Hydric soil present? Yes No 0 Depth (inches): Remarks: Large gravel starting 6" and lower HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required: check all that apply): Secondary Indicators (2 or more required): ❑ Surface water (A1) 0 Sparsely Vegetated Concave Surface (B8) ❑ Water -Stained Leaves (B9) (MLRA 1, 2, 4A & 4B) 0 High Water Table (A2) ❑ Water -Stained Leaves (except MLRA 1, 2, 4A & 4B) (B9) 0 Drainage Pattems (B10) 0 Saturation (A3) 0 Salt Crust (B11) ❑ Dry -Season Water Table (C2) 0 Water Marks (B1) 0 Aquatic Invertebrates (B13) 0 Saturation Visible on Aerial Imagery (C9) 0 Sediment Deposits (B2) 0 Hydrogen Sulfide Odor (C1) 0 Geomorphic Position (D2) 0 Drift Deposits (B3) ❑ Oxidized Rhizospheres along Living Roots (C3) 0 Shallow Aquitard (D3) ❑ Algal Mat or Crust (B4) 0 Presence of Reduced Iron (C4) 0 FAC-Neutral Test (D5) 0 Iron Deposits (B5) 0 Recent Iron Reduction in Tilled Soils (C6) 0 Raised Ant Mounds (D6) (LRR A) ❑ Surface Soil Cracks (B6) 0 Stunted or Stressed Plants (DI) (LRR A) 0 Frost -Heave Hummocks ❑ Inundation Visible on Aerial Imagery ❑ Other (explain in remarks) (B7) Field Observations Surface Water Present? Yes 0 No E Depth (in): Water Table Present? Yes 0 No E Depth (in): Saturation Present? Yes ❑ No N Depth (in): (includes capillary fringe) Wetland Hydrology Present? Yes No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: US Army Corps of Engineers Western Mountains, Valleys, and Coast — Interim Version F S\ 2 1 HE WATERSHED COMPANY WETLAND DETERMINATION DATA FORM Western Mountains, Valleys, and Coast Supplement to the 1987 COE Wetlands Delineation Manual DP- 5 750 Sixth Street South Kirkland, Washington 98033 (425) 822-5242 watershedco.com Project Site: Tukwila Vintage Housing Sampling Date: 11/8/2016 Applicant/Owner: Carl Dominguez, Vintage Housing Development, Inc Sampling Point: DP- 5 Investigator: R. Whitson, J. Palmer City/County: Tukwila / King Sect., Township, Range: S 3 T 23N R 04E State: WA Landform (hillslope, terrace, etc): hillslope Slope (%): >15 Local relief (concave, convex, none): concave Subregion (LRR): A Lat: Long: Datum: Soil Map Unit Name: no survey available NWI classification: none listed Are climatic/hydrologic conditions on the site typical for this time of year? Are "Normal Circumstances" present on the site? Are Vegetation❑, Soil ❑, or Hydrology ❑ significantly disturbed? Are Vegetation❑, Soil ❑, or Hydrology ❑ naturally problematic ® Yes ❑ ® Yes ❑ No No (If no, explain in remarks.) (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Hydric Soils Present? Wetland Hydrology Present? Yes ❑ No Yes ® No ❑ Is the Sampling Point within a Wetland? Yes No Yes ❑ No Remarks: VEGETATION — Use scientific names of plants. Tree Stratum (Plot size: 5m diam.) Absolute % Cover Dominant Species? Indicator Status Dominance Test Worksheet 1. Acer macrophyllum 50 Y FACU Number of Dominant Species 1 that are OBL, FACW. or FAC: (A) (B) (A/B) 2. 3. Total Number of Dominant Species Across All Strata: 5 4. Sapling/Shrub Stratum (Plot size: 3m diam.) 50 = Total Cover Percent of Dominant that are OBL, FACW, Species or FAC: 20 1. Oemlaria cerasiformis 25 Y FACU Prevalence Index Worksheet Total % Cover of Multiply by 2. Rubus spectabi/is Trace N FAC 3. OBL species x 1 = 4. FACW species x 2 = 5. FAC species x 3 = Herb Stratum (Plot size: 1 m diam.) 25+ = Total Cover FACU species x 4 = UPL species x 5 = Column totals (A) (B) 1. Polystichum munitum 80 Y FACU Prevalence Index = B / A = 2. 3. 4. Hydrophytic Vegetation Indicators 5. ❑ Dominance test, is > 50% ❑ Prevalence test is 5 3.0 * Morphological Adaptations * (provide supporting ❑ data in remarks or on a separate sheet) ❑ Wetland Non -Vascular Plants * ❑ Problematic Hydrophytic Vegetation * (explain) 6. 7. 8. 9. 10. 11. * Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic Woody Vine Stratum (Plot size: ) 80 = Total Cover Hydrophytic Vegetation Yes No Present? 1. Hedera helix 20 Y FACU 2. Rubus armeniacus 15 Y FAC % Bare Ground in Herb Stratum: 35 = Total Cover Remarks: US Army Corps of Engineers Western Mountains, Valleys, and Coast — Interim Version SOIL Sampling Point — DP-5 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators ) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type' Loc2 Texture Remarks 0-10 10YR 3/1 100 Gravelly clay loam 10-16 2.5YR 4/2 95 10YR 3/6 5 C M Clay loam 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains 2Loc: PL=Pore Lining, M=Matrix Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3 ❑ Histosol (Al) E Sandy Redox (S5) ❑ 2cm Muck (A10) ❑ Histic Epipedon (A2) ❑ Stripped Matrix (S6) ❑ Red Parent Material (TF2) ❑ Black Histic (A3) ❑ Loamy Mucky Mineral (F1) (except MLRA 1) ❑ Other (explain in remarks) ❑ Hydrogen Sulfide (A4) ❑ Loamy Gleyed Matrix (F2) ❑ ® Depleted Below Dark Surface (A11) ❑ Depleted Matrix (F3) ❑ Thick Dark Surface (Al2) ❑ Redox Dark Surface (F6) 3lndicators of hydrophytic vegetation and wetland hydrology must ❑ Sandy Mucky Mineral (Si) ❑ Depleted Dark Surface (F7) be present, unless disturbed or problematic ❑ Sandy Gleyed Matrix (S4) ❑ Redox Depressions (F8) Restrictive Layer (if present): Type: Hydric soil present? Yes 0 No Depth (inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required: check all that apply): Secondary Indicators (2 or more required): ❑ Surface water (Al) ❑ Sparsely Vegetated Concave Surface (B8) ❑ Water -Stained Leaves (B9) (MLRA 1, 2, 4A & 4B) ❑ High Water Table (A2) ❑ Water -Stained Leaves (except MLRA 1, 2, 4A & 4B) (B9) ❑ Drainage Patterns (B10) ❑ Saturation (A3) ❑ Salt Crust (B11) ❑ Dry -Season Water Table (C2) ❑ Water Marks (B1) ❑ Aquatic Invertebrates (B13) ❑ Saturation Visible on Aerial Imagery (C9) ❑ Sediment Deposits (62) ❑ Hydrogen Sulfide Odor (C1) ❑ Geomorphic Position (D2) ❑ Drift Deposits (B3) ❑ Oxidized Rhizospheres along Living Roots (C3) ❑ Shallow Aquitard (D3) ❑ Algal Mat or Crust (B4) ❑ Presence of Reduced Iron (C4) ❑ FAC-Neutral Test (D5) ❑ Iron Deposits (B5) ❑ Recent Iron Reduction in Tilled Soils (C6) ❑ Raised Ant Mounds (D6) (LRR A) ❑ Surface Soil Cracks (B6) ❑ Stunted or Stressed Plants (D1) (LRR A) ❑ Frost -Heave Hummocks ❑ Inundation Visible on Aerial Imagery ❑ Other (explain in remarks) (B7) Field Observations Surface Water Present? Yes ❑ No ® Depth (in): Water Table Present? Yes ❑ No ® Depth (in): Saturation Present? Yes ❑ No ® Depth (in): (includes capillary fringe) Wetland Hydrology Present? Yes No a Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: US Army Corps of Engineers Western Mountains, Valleys, and Coast — Interim Version 4 4 4 .-4 TEIE WATERSHED COMPANY WETLAND DETERMINATION DATA FORM Western Mountains, Valleys, and Coast Supplement to the 1987 COE Wetlands Delineation Manual DP- 6 750 Sixth Street South Kirkland, Washington 98033 (425) 822-5242 watershedco.com Project Site: Tukwila Vintage Housing Sampling Date: 11/8/2016 Applicant/Owner: Carl Dominguez, Vintage Housing Development, Inc Sampling Point: DP- 6 Investigator: R. Whitson, J. Palmer City/County: Tukwila / King Sect., Township, Range: S 3 T 23N R 04E State: WA Landfonn (hillslope, terrace, etc): hillslope Slope (%): 5 Local relief (concave, convex, none): concave Subregion (LRR): A Lat: Long: Datum: Soil Map Unit Name: no survey available NWI classification: none listed Are climatic/hydrologic conditions on the site typical for this time of year? Are "Normal Circumstances" present on the site? Are VegetationE, Soil ❑, or Hydrology ❑ significantly disturbed? Are Vegetation❑, Soil ❑, or Hydrology ❑ naturally problematic ® Yes ❑ ® Yes ❑ No No (If no, explain in remarks.) (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Hydric Soils Present? Wetland Hydrology Present? Yes ® No ❑ Yes ® No ❑ Is the Sampling Point within a Wetland? Yes Yes ® No ❑ No Remarks: VEGETATION — Use scientific names of plants. Tree Stratum (Plot size: 5m diam.) Absolute % Cover Dominant Species? Indicator Status Dominance Test Worksheet 1. Number of Dominant Species S that are OBL, FACW, or FAC: (A) (B) (A/B) 2. 3. Total Number of Dominant Species Across All Strata: 3 4. Sapling/Shrub Stratum (Plot size: 3m diam.) = Total Cover Percent of Dominant that are OBL, FACW, Species or FAC: 100 1. Prevalence Index Worksheet Total % Cover of Multiply by 2. 3. OBL species x 1 = 4. FACW species x 2 = 5. FAC species x 3 = Herb Stratum (Plot size: 1 m diam.) = Total Cover FACU species x 4 = UPL species x 5 = Column totals (A) (B) 1. Tolmiea menziesii 20 Y FAC Prevalence Index = B / A = 2. Phalaris arundinacea 50 Y FACW 3. 4. Hydrophytic Vegetation Indicators 5. ® Dominance test is > 50% ❑ Prevalence testis 5 3.0 * Morphological Adaptations * (provide supporting ❑ data in remarks or on a separate sheet) E Wetland Non -Vascular Plants' ❑ Problematic Hydrophytic Vegetation' (explain) 6. 7. 8. 9. 10. 11. * Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic Woody Vine Stratum (Plot size: ) 70 = Total Cover Hydrophytic Vegetation Present? Yes 1. Helix hedera Trace N FACU 2. Rubus armeniacus 15 Y FAC No Bare Ground in Herb Stratum: 15 = Total Cover Remarks: (bigleaf maple rooted outside of sample area; canopy extends, but was not included) US Army Corps of Engineers Western Mountain Valleys, and Coast — Interim Version SOIL Profile Description: - - aampung romt —DP-6 (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth inches Matrix Redox Features Color moist % Color (Dist) % Type Loc2 0-10 10YR 2/1 100 Texture Clay loam Remarks 10-16 10YR 4/1 75 5YR 4/6 15 C M, PL Clay loam 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains 2Loc: PL=Pore Lining, M=Matrix Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils' ❑ Histosol (A1) ❑ Sandy Redox (S5) ❑ 2cm Muck (A10) ❑ Histic Epipedon (A2) 0 Stripped Matrix (S6) ❑ Red Parent Material (TF2) 0 Black Histic (A3) 0 Loamy Mucky Mineral (F1) (except MLRA 1) ❑ Other (explain in remarks) 0 Hydrogen Sulfide (A4) 0 Loamy Gleyed Matrix (F2) 0 ® Depleted Below Dark Surface (A11) ❑ Depleted Matrix (F3) 0 Thick Dark Surface (Al2) 0 Redox Dark Surface (F6) 3lndicators of hydrophytic vegetation and wetland hydrology 0 Sandy Mucky Mineral (S1) 0 Depleted Dark Surface (F7) be present, unless disturbed or problematic ❑ Sandy Gleyed Matrix (S4) 0 Redox Depressions (F8) must Restrictive Layer (if present): Type: Depth (inches): Hydric soil present? Yes 0 No Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required: check all that apply): 0 Surface water (A1) 0 Sparsely Vegetated Concave Surface (B8) 0 High Water Table (A2) 0 Water -Stained Leaves (except MLRA 1, 2, 4A & 4B) (B9) ® Saturation (A3) 0 Salt Crust (B11) ❑ Water Marks (B1) ❑ Aquatic Invertebrates (B13) 0 Sediment Deposits (B2) 0 Hydrogen Sulfide Odor (C1) 0 Drift Deposits (B3) ® Oxidized Rhizospheres along Living Roots (C3) ❑ Algal Mat or Crust (B4) 0 Presence of Reduced Iron (C4) ❑ Iron Deposits (B5) 0 Recent Iron Reduction in Tilled Soils (C6) ❑ Surface Soil Cracks (B6) 0 Stunted or Stressed Plants (D1) (LRR A) 0 Inundation Visible on Aerial Imagery ❑ Other (explain in remarks) (B7) Secondary Indicators (2 or more required): ❑ Water -Stained Leaves (B9) (MLRA 1, 2, 4A & 4B) ❑ Drainage Pattems (B10) 0 Dry -Season Water Table (C2) 0 Saturation Visible on Aerial Imagery (C9) 0 Geomorphic Position (D2) 0 Shallow Aquitard (D3) ® FAC-Neutral Test (D5) ❑ Raised Ant Mounds (D6) (LRR A) 0 Frost -Heave Hummocks Field Observations Surface Water Present? Yes 0 No ❑ Depth (in): Water Table Present? Yes 0 No 0 Depth (in): Saturation Present? Yes ® No ❑ Depth (in): surface (includes capillary fringe) Wetland Hydrology 0 Present? Yes No ❑ Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: US Army Corps of Engineers Western Mountains, Valleys, and Coast — Interim Version 4 I .a -3 THE WATERSHED COMPANY WETLAND DETERMINATION DATA FORM Western Mountains, Valleys, and Coast Supplement to the 1987 COE Wetlands Delineation Manual DP- 7 750 Sixth Street South Kirkland, Washington 98033 (425) 822-5242 watershedco.com Project Site: Tukwila Vintage Housing Sampling Date: 11/9/2016 Applicant/Owner: Carl Dominguez, Vintage Housing Development, Inc Sampling Point: DP- 7 Investigator: R. Whitson, J. Palmer City/County: Tukwila / King Sect., Township, Range: S 3 T 23N R 04E State: WA Landfomi (hillslope, terrace, etc): terrace Slope (%): <1 Local relief (concave, convex, none): none Subregion (LRR): A Lat: Long: Datum: Soil Map Unit Name: no survey available NWI classification: none listed Are climatic/hydrologic conditions on the site typical for this time of year? Are "Normal Circumstances" present on the site? Are Vegetation®, Soil ❑, or Hydrology ❑ significantly disturbed? Are Vegetation❑, Soil ❑, or Hydrology ❑ naturally problematic ® Yes ❑ 0 Yes 2 No No (If no, explain in remarks.) (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Hydric Soils Present? Wetland Hydrology Present? Yes ❑ No Yes 0 No Yes ❑ No CE Is the Sampling Point within a Wetland? Yes No z Remarks: Mowed area used as access point (some heavy machinery tracks) VEGETATION — Use scientific names of plants. Tree Stratum (Plot size: 5m diam.) Absolute % Cover Dominant Species? Indicator Status Dominance Test Worksheet 1. Number of Dominant Species 1 are OBL, FACW, or FAC: (A) (B) (A/B) 2.that 3. Total Number of Dominant Species Across All Strata: 2 4. Sapling/Shrub Stratum (Plot size: 3m diam.) = Total Cover Percent of Dominant that are OBL, FACW, Species or FAC: 50 1. Prevalence Index Worksheet Total % Cover of Multiply by 2. 3. OBL species x 1 = 4. FACW species x 2 = 5. FAC species x 3 = Herb Stratum (Plot size: 1m diam.) =Total Cover FACU species x 4 = UPL species x 5 = Column totals (A) (B) 1. Mowed grasses* 100 Y FAC Prevalence Index = B / A = 2. Taraxacum officinale 25 Y FAC 3. 4. Hydrophytic Vegetation Indicators 5. ❑ Dominance test is > 50% ❑ Prevalence test is <_ 3.0 * Morphological Adaptations * (provide supporting ❑ data in remarks or on a separate sheet) ❑ Wetland Non -Vascular Plants * ❑ Problematic Hydrophytic Vegetation * (explain) 6. 7. 8. 9. 10. 11. * Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic Woody Vine Stratum (Plot size: ) 125 = Total Cover Hydrophytic Vegetation Present? Yes No 1. 2. % Bare Ground in Herb Stratum: = Total Cover Remarks: *presumed FAC US Army Corps of Engineers Western Mountains, Valleys, and Coast — Interim Version SOIL Sampling Point — DP-7 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators ) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type' Loc2 Texture Remarks 0-4 10YR 3/2 100 Sandy loam 4-12 10YR 4l4 98 7.5YR 4l6 2 C M Sandy loam 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains 2Loc: PL=Pore Lining, M1,1=Matrix Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3 ❑ Histosol (A1) 0 Sandy Redox (S5) ❑ 2cm Muck (A10) 0 Histic Epipedon (A2) ❑ Stripped Matrix (S6) 0 Red Parent Material (TF2) 0 Black Histic (A3) 0 Loamy Mucky Mineral (F1) (except MLRA 1) 0 Other (explain in remarks) ❑ Hydrogen Sulfide (A4) ❑ Loamy Gleyed Matrix (F2) ❑ ❑ Depleted Below Dark Surface (A11) 0 Depleted Matrix (F3) C Thick Dark Surface (Al2) 0 Redox Dark Surface (F6) 3lndicators of hydrophytic vegetation and wetland hydrology must 0 Sandy Mucky Mineral (S1) 0 Depleted Dark Surface (F7) be present, unless disturbed or problematic ❑ Sandy Gleyed Matrix (S4) 0 Redox Depressions (F8) Restrictive Layer (if present): Type: Hydric soil present? Yes No a Depth (inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required: check all that apply): Secondary Indicators (2 or more required): 0 Surface water (A1) 0 Sparsely Vegetated Concave Surface (B8) 0 Water -Stained Leaves (B9) (MLRA 1, 2, 4A & 4B) 0 High Water Table (A2) ❑ Water -Stained Leaves (except MLRA 1, 2, 4A & 4B) (B9) 0 Drainage Pattems (B10) 0 Saturation (A3) 0 Salt Crust (B11) 0 Dry -Season Water Table (C2) ❑ Water Marks (B1) 0 Aquatic Invertebrates (B13) ❑ Saturation Visible on Aerial Imagery (C9) 0 Sediment Deposits (B2) 0 Hydrogen Sulfide Odor (C1) ❑ Geomorphic Position (D2) 0 Drift Deposits (B3) 0 Oxidized Rhizospheres along Living Roots (C3) 0 Shallow Aquitard (D3) 0 Algal Mat or Crust (B4) 0 Presence of Reduced Iron (C4) 0 FAC-Neutral Test (D5) 0 Iron Deposits (B5) 0 Recent Iron Reduction in Tilled Soils (C6) 0 Raised Ant Mounds (D6) (LRR A) 0 Surface Soil Cracks (B6) ❑ Stunted or Stressed Plants (D1) (LRR A) 0 Frost -Heave Hummocks ❑ Inundation Visible on Aerial Imagery 0 Other (explain in remarks) (B7) Field Observations Surface Water Present? Yes 0 No ® Depth (in): Water Table Present? Yes 0 No ® Depth (in): Saturation Present?Depth(in): Yes 0 No ® P (includes capillary fringe) Wetland Hydrology Present? Yes No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: US Army Corps of Engineers Western Mountains, Valleys, and Coast — Interim Version THE WATERSHED COMPANY WETLAND DETERMINATION DATA FORM Western Mountains, Valleys, and Coast Supplement to the 1987 COE Wetlands Delineation Manual DP- 8 750 Sixth Street South Kirkland, Washington 98033 (425) 822-5242 watershedco.com P Project Site: Tukwila Vintage Housing Sampling Date: 11/9/2016 Applicant/Owner: Carl Dominguez, Vintage Housing Development, Inc Sampling Point: DP- 8 Investigator: R. Whitson, J. Palmer City/County: Tukwila / King Sect, Township, Range: S 3 T 23N R 04E State: WA Landform (hillslope, terrace, etc): hillslope Slope (%): —3 Local relief (concave, convex, none): concave Subregion (LRR): A Lat: Long: Datum: Soil Map Unit Name: no survey available NWI classification: none listed Are climatic/hydrologic conditions on the site typical for this time of year? Are "Normal Circumstances" present on the site? Are Vegetation❑, Soil ❑, or Hydrology ❑ significantly disturbed? Are Vegetation❑, Soil ❑, or Hydrology ❑ naturally problematic ® Yes ❑ ® Yes ❑ No No (If no, explain in remarks.) (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site map showing samplingloint locations, transects, important features, etc. Hydrophytic Vegetation Present? Hydric Soils Present? Wetland Hydrology Present? Yes Yes Yes ►.1 No ❑ No ❑ No ❑ Is the Sampling Point within a Wetland? Yes E No Remarks: VEGETATION — Use scientific names of plants. Tree Stratum (Plot size: 5m diam.) Absolute % Cover Dominant Species? Indicator Status Dominance Test Worksheet 1. Alnus rubra 80 Y FAC Number of Dominant Species 3 that are OBL, FACW, or FAC: (A) (B) (NB) 2. Acer macrophyllum 15 N FACU 3. Total Number of Dominant Species Across All Strata: 4 4. Sapling/Shrub Stratum (Plot size: 3m diam.) 95 = Total Cover Percent of Dominant that are OBL, FACW. Species or FAC: 75 1. Rubus spectabilis 40 Y FAC Prevalence Index. Worksheet Total % Cover of Multiply by 2. 3. OBL species x 1 = 4. FACW species x 2 = 5. FAC species x 3 = Herb Stratum (Plot size: 1m diam.) 40 = Total Cover FACU species x 4 = UPL species x 5 = Column totals (A) (B) 1. Prevalence Index = B / A = 2. 3. 4. Hydrophytic Vegetation Indicators 5. ® Dominance test is > 50% ❑ Prevalence test is 5 3.0 * Morphological Adaptations * (provide supporting ❑ data in remarks or on a separate sheet) ❑ Wetland Non -Vascular Plants * ❑ Problematic Hydrophytic Vegetation' (explain) 6. 7. 8. 9. 10. 11. * Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic Woody Vine Stratum (Plot size: ) = Total Cover Hydrophytic Vegetation Yes Present? 1. Hedera helix 85 Y FACU 2. Rubus armeniacus 50 Y FAC 0 No Bare Ground in Herb Stratum: 135 = Total Cover Remarks: US Army Corps of Engineers Western Mountains, Valleys, and Coast — Interim Version SOIL Sampling Point — DP - Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators ) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type' Loc2 Texture Remarks 0-7 10YR 212 100 Sandy clay loam 7-12 10YR 3/1 100 Sandy clay loam 12-16 10YR 3/1 85 10YR 5/3 15 D M Sandy clay loam 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains 2Loc: PL=Pore Lining, M=Matrix Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3 ❑ Histosol (Al) ❑ Sandy Redox (S5) ❑ 2cm Muck (A10) ❑ Histic Epipedon (A2) ❑ Stripped Matrix (S6) ❑ Red Parent Material (TF2) ❑ Black Histic (A3) ❑ Loamy Mucky Mineral (F1) (except MLRA 1) N Other (explain in remarks) ❑ Hydrogen Sulfide (A4) ❑ Loamy Gleyed Matrix (F2) ❑ ❑ Depleted Below Dark Surface (A11) 0 Depleted Matrix (F3) 0 Thick Dark Surface (Al2) 0 Redox Dark Surface (F6) 3 Indicators of hydrophytic vegetation and wetland hydrology must 0 Sandy Mucky Mineral (S1) 0 Depleted Dark Surface (F7) be present, unless disturbed or problematic 0 Sandy Gleyed Matrix (S4) 0 Redox Depressions (F8) Restrictive Layer (if present): Type: Hydric soil present? Yes 0 No Depth (inches): Remarks: Aquic moisture regime, strong hydric veg & hydrology, organics masking redox HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required: check all that apply): Secondary Indicators (2 or more required): 0 Surface water (Al) E Sparsely Vegetated Concave Surface (B8) ❑ Water -Stained Leaves (B9) (MLRA 1, 2, 4A & 4B) N High Water Table (A2) 0 Water -Stained Leaves (except MLRA 1, 2, 4A & 4B) (B9) 0 Drainage Pattems (B10) N Saturation (A3) ❑ Salt Crust (B11) 0 Dry -Season Water Table (C2) 0 Water Marks (B1) 0 Aquatic Invertebrates (B13) 0 Saturation Visible on Aerial Imagery (C9) 0 Sediment Deposits (B2) 0 Hydrogen Sulfide Odor (C1) N Geomoiphic Position (D2) 0 Drift Deposits (B3) ❑ Oxidized Rhizospheres along Living Roots (C3) 0 ShallowAquitard (D3) 0 Algal Mat or Crust (B4) ❑ Presence of Reduced Iron (C4) 0 FAC-Neutral Test (D5) 0 Iron Deposits (B5) 0 Recent Iron Reduction in Tilled Soils (C6) 0 Raised Ant Mounds (D6) (LRR A) 0 Surface Soil Cracks (B6) 0 Stunted or Stressed Plants (D1) (LRR A) 0 Frost -Heave Hummocks E Inundation Visible on Aerial Imagery ❑ Other (explain in remarks) (B7) Field Observations Surface Water Present? Yes 0 No N Depth (in): Water Table Present? Yes N No ❑ Depth (in): 11" BGS Saturation Present? Yes N No ❑ Depth (in): 6" BGS (includes capillary fringe) Wetland Hydrology Present? Yes 0 No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: US Army Corps of Engineers Western Mountains, Valleys, and Coast — Interim Version THE WATERSHED COMPANY WETLAND DETERMINATION DATA FORM Western Mountains, Valleys, and Coast Supplement to the 1987 COE Wetlands Delineation Manual DP- 9 750 Sixth Street South Kirkland, Washington 98033 (425) 822-5242 watershedco.com Project Site: Tukwila Vintage Housing Sampling Date: 11/9/2016 Applicant/Owner: Carl Dominguez, Vintage Housing Development, Inc Sampling Point: DP- 9 Investigator: R. Whitson, J. Palmer City/County: Tukwila / King Sect., Township, Range: S 3 T 23N R 04E State: WA Landform (hillslope, terrace, etc): hillsiope Slope (%): 7 Local relief (concave, convex, none): convex Subregion (LRR): A Lat: Long: Datum: Soil Map Unit Name: no survey available NWI classification: none listed Are climatic/hydrologic conditions on the site typical for this time of year? Are "Normal Circumstances" present on the site? Are Vegetation❑, Soil ❑, or Hydrology ❑ significantly disturbed? Are Vegetation❑, Soil ❑, or Hydrology ❑ naturally problematic Z Yes ❑ ® Yes ❑ No No (If no, explain in remarks.) (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS - Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Hydric Soils Present? Wetland Hydrology Present? Yes ® No ❑ Yes ❑ No ® Is the Sampling Point within a Wetland? Yes No Yes ❑ No Remarks: VEGETATION - Use scientific names of slants. Tree Stratum (Plot size: 5m diam.) Absolute % Cover Dominant Species? Indicator Status Dominance Test Worksheet 1. Alnus rubra 50 Y FAC Number of Dominant Species 2 that are OBL, FACW, or FAC: (A) (B) (A/B) 2. Acer macrophyllum 5 N FACU 3. Total Number of Dominant Species Across All Strata: 3 4. Sapling/Shrub Stratum (Plot size: 3m diam.) 55 = Total Cover Percent of Dominant that are OBL, FACW, Species Click here to or FAC: enter text. 1 Prevalence Index Worksheet Total % Cover of Multiply by 2. 3. OBL species x 1 = 4. FACW species x 2 = 5. FAC species x 3 = Herb Stratum (Plot size: 1m diam.) = Total Cover FACU species x 4 = UPL species x 5 = Column totals (A) (B) 1. Pteridium aquilinum 30 Y FACU Prevalence Index = B / A = 2. Urtica dioica 5 N FAC 3. 4. Hydrophytic Vegetation Indicators 5. ® Dominance test is > 50% ❑ Prevalence test is <- 3.0 Morphological Adaptations * (provide supporting ❑ data in remarks or on a separate sheet) ❑ Wetland Non -Vascular Plants * ❑ Problematic Hydrophytic Vegetation * (explain) 6. 7. 8. 9. 1o. 11. * Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic Woody Vine Stratum (Plot size: ) 35 = Total Cover Hydrophytic Vegetation Present? Yes 1. Rubus armeniacus 80 Y FAC 2. No % Bare Ground in Herb Stratum: 80 = Total Cover Remarks: US Army Corps of Engineers Western Mountains, Valleys, and Coast - Interim Version SOIL Sampling Point — DP-9 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type' Loc2 Texture Remarks 0-11 10YR 312 100 Sandy loam 11-14 10YR 313 100 Sandy loam 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains 2Loc: PL=Pore Lining, M=Matrix Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3 E Histosol (Al) ❑ Sandy Redox (S5) ❑ 2cm Muck (A10) ❑ Histic Epipedon (A2) ❑ Stripped Matrix (S6) ❑ Red Parent Material (TF2) ❑ Black Histic (A3) ❑ Loamy Mucky Mineral (F1) (except MLRA 1) ❑ Other (explain in remarks) ❑ Hydrogen Sulfide (A4) ❑ Loamy Gleyed Matrix (F2) ❑ ❑ Depleted Below Dark Surface (A11) ❑ Depleted Matrix (F3) ❑ Thick Dark Surface (Al2) ❑ Redox Dark Surface (F6) 3lndicators of hydrophytic vegetation and wetland hydrology must ❑ Sandy Mucky Mineral (S1) ❑ Depleted Dark Surface (F7) be present, unless disturbed or problematic ❑ Sandy Gleyed Matrix (S4) 0 Redox Depressions (F8) Restrictive Layer (if present): Type: Hydric soil present? Yes No 0 Depth (inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required: check all that apply): Secondary Indicators (2 or more required): 0 Surface water (A1) 0 Sparsely Vegetated Concave Surface (B8) 0 Water -Stained Leaves (B9) (MLRA 1, 2, 4A & 4B) 0 High Water Table (A2) 0 Water -Stained Leaves (except MLRA 1, 2, 4A & 4B) (89) 0 Drainage Pattems (B10) 0 Saturation (A3) 0 Salt Crust (B11) 0 Dry -Season Water Table (C2) 0 Water Marks (B1) 0 Aquatic Invertebrates (B13) 0 Saturation Visible on Aerial Imagery (C9) ❑ Sediment Deposits (B2) ❑ Hydrogen Sulfide Odor (C1) 0 Geomorphic Position (D2) ❑ Drift Deposits (B3) 0 Oxidized Rhizospheres along Living Roots (C3) ❑ Shallow Aquitard (D3) 0 Algal Mat or Crust (B4) ❑ Presence of Reduced Iron (C4) 0 FAC-Neutral Test (D5) 0 Iron Deposits (B5) 0 Recent Iron Reduction in Tilled Soils (C6) 0 Raised Ant Mounds (D6) (LRR A) ❑ Surface Soil Cracks (86) ❑ Stunted or Stressed Plants (D1) (LRR A) 0 Frost -Heave Hummocks ❑ Inundation Visible on Aerial Imagery ❑ Other (explain in remarks) (B7) Field Observations Surface Water Present? Yes 0 No 0 Depth (in): Water Table Present? Yes 0 No ® Depth (in): Saturation Present? Yes 0 No ® Depth (in): (includes capillary fringe) Wetland Hydrology Present? Yes No O. Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: US Army Corps of Engineers Western Mountains, Valleys, and Coast — Interim Version a . ._J WATERSHED COMPANY N WETLAND DETERMINATION DATA FORM Western Mountains, Valleys, and Coast Supplement to the 1987 COE Wetlands Delineation Manual DP- 10 750 Sixth Street South Kirkland, Washington 98033 (425) 822-5242 watershedco.com Project Site: Tukwila Vintage Housing Sampling Date: 11/9/2016 Applicant/Owner: Carl Dominguez, Vintage Housing Development, Inc Sampling Point: DP- 10 Investigator: R. Whitson, J. Palmer City/County: Tukwila / King Sect., Township, Range: S 3 T 23N R 04E State: WA Landform (hillslope, terrace, etc): hillslope Slope (%): —5 Local relief (concave, convex, none): concave Subregion (LRR): A Lat: Long: Datum: Soil Map Unit Name: no survey available NWI classification: none listed Are climatic/hydrologic conditions on the site typical for this time of year? Are "Normal Circumstances" present on the site? Are VegetationE, Soil E, or Hydrology ❑ significantly disturbed? Are Vegetation❑, Soil ❑, or Hydrology ❑ naturally problematic M Yes ❑ ❑ Yes ❑ No No (If no, explain in remarks.) (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Hydric Soils Present? Wetland Hydrology Present? Yes ® No ❑ Yes ❑ No ® Is the Sampling Point within a Wetland? Yes ❑ No Yes ❑ No Remarks: VEGETATION — Use scientific names of plants. Tree Stratum (Plot size: 5m diam.) Absolute % Dominant Cover Species? Indicator Status Dominance Test Worksheet 1. Populus balsamifera 70 Y FAC Number of Dominant Species 3 that are OBL, FACW, or FAC: (A) (8) (NB) 2. Prunus emarginata 15 N FACU 3. Total Number of Dominant Species Across All Strata: 3 4. 85 = Total Cover Percent of Dominant that are OBL, FACW, Species 100 or FAC: Sapling/Shrub Stratum (Plot size: 3m diam.) 1. Spiraea douglasii 25 Y FACW Prevalence Index Worksheet Total % Cover of Multiply by 2. 3. OBL species x 1 = 4. FACW species x 2 = 5. FAC species x 3 = 25 = Total Cover FACU species x 4 = Herb Stratum (Plot size: 1 m diam.) UPL species x 5 = Column totals (A) (B) 1. Prevalence Index = B / A = 2. 3. 4. Hydrophytic Vegetation Indicators 5. ❑ Dominance test is > 50% ❑ Prevalence test is <_ 3.0 " Morphological Adaptations * (provide supporting ❑ data in remarks or on a separate sheet) ❑ Wetland Non -Vascular Plants * ❑ Problematic Hydrophytic Vegetation * (explain) 6. 7. 8. 9. 10. 11. ` Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic = Total Cover Woody Vine Stratum (Plot size: ) Hydrophytic Vegetation Yes Present? 1. Rubus armeniacus 80 Y FAC 2. 0No = Total Cover % Bare Ground in Herb Stratum: Remarks: Bracken fern and swordfern nearby outside of sample plot US Army Corps of Engineers Western Mountains, Valleys, and Coast — Interim Version SOIL aampnng romL—ur-1u Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators ) Depth (inches) Matrix Redox Features Texture Remarks Color (moist) % Color (moist) % Type' Loc2 0-7 10YR 2/2 100 Sandy loam 7-14 10YR 5/3 60 39 5YR 4/6 1 C M Sandy loam Mixed matrix 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains 2Loc: PL=Pore Lining, M=Matrix Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3 ❑ Histosol (A1) ❑ Sandy Redox (S5) ❑ 2cm Muck (A10) ❑ Histic Epipedon (A2) ❑ Stripped Matrix (S6) ❑ Red Parent Material (TF2) ❑ Black Histic (A3) ❑ Loamy Mucky Mineral (F1) (except MLRA 1) ❑ Other (explain in remarks) ❑ Hydrogen Sulfide (A4) ❑ Loamy Gleyed Matrix (F2) ❑ E Depleted Below Dark Surface (A11) ❑ Depleted Matrix (F3) ❑ Thick Dark Surface (Al2) ❑ Redox Dark Surface (F6) 3Indicators of hydrophytic vegetation and wetland ❑ Sandy Mucky Mineral (S1) 0 Depleted Dark Surface (F7) be present, unless disturbed or problematic 0 Sandy Gleyed Matrix (S4) ❑ Redox Depressions (F8) hydrology must Restrictive Layer (if present): Type: Depth (inches): Hydric soil present? Yes No a Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required: check all that apply): 0 Surface water (A1) 0 Sparsely Vegetated Concave Surface (B8) 0 High Water Table (A2) ❑ Water -Stained Leaves (except MLRA 1, 2, 4A & 4B) (B9) 0 Saturation (A3) 0 Salt Crust (B11) Water Marks (B1) ❑ Aquatic Invertebrates (B13) 0 Sediment Deposits (62) ❑ Hydrogen Sulfide Odor (C1) ❑ Drift Deposits (B3) 0 Oxidized Rhizospheres along Living Roots (C3) 0 Algal Mat or Crust (B4) ❑ Presence of Reduced Iron (C4) 0 Iron Deposits (B5) 0 Recent Iron Reduction in Tilled Soils (C6) ❑ Surface Soil Cracks (B6) ❑ Stunted or Stressed Plants (D1) (LRR A) ❑ Inundation Visible on Aerial Imagery ❑ Other (explain in remarks) (B7) Secondary Indicators (2 or more required): 0 Water -Stained Leaves (B9) (MLRA 1, 2, 4A & 4B) ❑ Drainage Patterns (B10) 0 Dry -Season Water Table (C2) 0 Saturation Visible on Aerial Imagery (C9) 0 Geomorphic Position (D2) 0 Shallow Aquitard (D3) 0 FAC-Neutral Test (D5) ❑ Raised Ant Mounds (D6) (LRR A) 0 Frost -Heave Hummocks Field Observations Surface Water Present? Yes ❑ No E Depth (in): Water Table Present? Yes 0 No ® Depth (in): Saturation Present? Yes ❑ No E Depth (in): (includes capillary fringe) Wetland Hydrology Present? Yes No a Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: US Army Corps of Engineers Western Mountains, Valleys. and Coast — Interim Version • 4 a TH E WATERSHED COMPANY WETLAND DETERMINATION DATA FORM Western Mountains, Valleys, and Coast Supplement to the 1987 COE Wetlands Delineation Manual DP- 11 750 Sixth Street South Kirkland, Washington 98033 (425) 822-5242 watershedco.com Project Site: Tukwila Vintage Housing Sampling Date: 11/9/2016 Applicant/Owner: Carl Dominguez, Vintage Housing Development, Inc Sampling Point: DP- 11 Investigator: R. Whitson, J. Palmer City/County: Tukwila / King Sect., Township, Range: S 3 T 23N R 04E State: WA Landform (hillslope, terrace, etc): depression Slope (%): <5 Local relief (concave, convex, none): concave Subregion (LRR): A Lat: Long: Datum: Soil Map Unit Name: no survey available NWI classification: none listed Are climatic/hydrologic conditions on the site typical for this time of year? ® Yes ❑ No Are "Normal Circumstances" present on the site? E/ Yes ❑ No Are Vegetation❑, Soil ❑, or Hydrology ❑ significantly disturbed? Are Vegetation❑, Soil C, or Hydrology ❑ naturally problematic (If no, explain in remarks.) (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Hydric Soils Present? Wetland Hydrology Present? Yes ❑ No Yes ® No ❑ Is the Sampling Point within a Wetland? Yes No Yes ® No ❑ Remarks: VEGETATION — Use scientific names of plants. r- Tree Stratum (Plot size: 5m diam.) Absolute % Dominant Indicator Cover Species? Status Dominance Test Worksheet 1. Populus balsamifera 60 Y FAC Number of Dominant Species 2 that are OBL, FACW, or FAC: (A) (B) (A/B) 2. Acer macrophyllum 20 Y FACU 3. Total Number of Dominant Species Across All Strata: 4 4. 80 = Total Cover Percent of Dominant that are OBL, FACW, Species Click here to or FAC: enter text. Sapling/Shrub Stratum (Plot size: 3m diam.) 1 Prevalence Index Worksheet Total % Cover of Multiply by 2. 3. OBL species x 1 = 4. FACW species x 2 = 5. FAC species x 3 = = Total Cover FACU species x 4 = Herb Stratum (Plot size: 1 m diam.) UPL species x 5 = Column totals (A) (B) 1. Po/ystichum munitum 5 Y FACU Prevalence Index = B / A = 2. Rubus ursinus Trace N FACU 3. 4. Hydrophytic Vegetation Indicators 5. ❑ Dominance test is > 50% ❑ Prevalence test is 5 3.0 * Morphological Adaptations * (provide supporting ❑ data in remarks or on a separate sheet) ❑ Wetland Non -Vascular Plants * E Problematic Hydrophytic Vegetation * (explain) 6. 7. 8. 9. 1o. 11. * Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic 5+ = Total Cover Woody Vine Stratum (Plot size: ) Hydrophytic Vegetation Yes No Present? 1. Hedera helix 90 N* FACU 2. Rubus armeniacus 15 Y FAC = Total Cover % Bare Ground in Herb Stratum: Remarks: *excluded because aggressive and also rooted outside (problematic veg) US Army Corps of Engineers Western Mountains, Valleys, and Coast — Interim Version SOIL Sampling Point — DP-11 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type' Loc2 Texture Remarks 0-4 10YR 3/1 100 Sandy loam 4-14 10YR 3/2 95 7.5YR 4/6 5 C M Gravelly sandy loam 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains 2Loc: PL=Pore Lining, M=Matrix Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3 E Histosol (A1) ❑ Sandy Redox (S5) ❑ 2cm Muck (A10) ❑ Histic Epipedon (A2) ❑ Stripped Matrix (S6) ❑ Red Parent Material (TF2) ❑ Black Histic (A3) ❑ Loamy Mucky Mineral (F1) (except MLRA 1) ❑ Other (explain in remarks) ❑ Hydrogen Sulfide (A4) El Loamy Gleyed Matrix (F2) ❑ ❑ Depleted Below Dark Surface (A11) ❑ Depleted Matrix (F3) El Thick Dark Surface (Al2) ® Redox Dark Surface (F6) 3Indicators of hydrophytic vegetation and wetland hydrology must El Sandy Mucky Mineral (S1) ❑ Depleted Dark Surface (F7) be present, unless disturbed or problematic ❑ Sandy Gleyed Matrix (S4) ❑ Redox Depressions (F8) Restrictive Layer (if present): Type: Hydric soil present? Yes @ No Depth (inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required: check all that apply): Secondary Indicators (2 or more required): ❑ Surface water (Al) ❑ Sparsely Vegetated Concave Surface (B8) ❑ Water -Stained Leaves (B9) (MLRA 1, 2, 4A & 4B) ❑ High Water Table (A2) ❑ Water -Stained Leaves (except MLRA 1, 2, 4A & 4B) (B9) El Drainage Pattems (610) ® Saturation (A3) ❑ Salt Crust (B11) El Dry -Season Water Table (C2) ❑ Water Marks (B1) El Aquatic Invertebrates (B13) El Saturation Visible on Aerial Imagery (C9) ❑ Sediment Deposits (B2) ❑ Hydrogen Sulfide Odor (C1) El Geomorphic Position (D2) ❑ Drift Deposits (B3) El Oxidized Rhizospheres along Living Roots (C3) ❑ Shallow Aquitard (D3) El Algal Mat or Crust (B4) El Presence of Reduced Iron (C4) ❑ FAC-Neutral Test (D5) ❑ Iron Deposits (B5) El Recent Iron Reduction in Tilled Soils (C6) ❑ Raised Ant Mounds (D6) (LRR A) ❑ Surface Soil Cracks (B6) ❑ Stunted or Stressed Plants (D1) (LRR A) ❑ Frost -Heave Hummocks ❑ Inundation Visible on Aerial Imagery ❑ Other (explain in remarks) (B7) Field Observations Surface Water Present? Yes ❑ No ® Depth (in): Water Table Present? Yes ❑ No ® Depth (in): Saturation Present? Yes Z No ❑ Depth (in): 4" BGS (includes capillary fringe) Wetland Hydrology Present? Yes 0 No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: BGS = below ground surface US Army Corps of Engineers Western Mountains, Valleys, and Coast — Interim Version HE WATERSHED WATERSHED COMPANY WETLAND DETERMINATION DATA FORM Western Mountains, Valleys, and Coast Supplement to the 1987 COE Wetlands Delineation Manual DP- 12 750 Sixth Street South Kirkland, Washington 98033 (425) 822-5242 watershedco.com Project Site: Tukwila Vintage Housing Sampling Date: 11/9/2016 Applicant/Owner: Carl Dominguez, Vintage Housing Development, Inc Sampling Point: DP- 12 Investigator: R. Whitson, J. Palmer City/County: Tukwila / King Sect., Township, Range: S 3 T 23N R 04E State: WA Landform (hillslope, terrace, etc): hillslope Slope (%): -5 Local relief (concave, convex, none): none Subregion (LRR): A Lat: Long: Datum: Soil Map Unit Name: no survey available NWI classification: none listed Are climatic/hydrologic conditions on the site typical for this time of year? ® Yes ❑ Are "Normal Circumstances" present on the site? ® Yes ❑ Are Vegetation❑, Soil E, or Hydrology ❑ significantly disturbed? Are Vegetation❑, Soil ❑, or Hydrology ❑ naturally problematic No No (If no, explain in remarks.) (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS - Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Hydric Soils Present? Wetland Hydrology Present? Yes N No ❑ Yes N No ❑ Is the Sampling Point within a Wetland? Yes Yes ►1 No ❑ No Remarks: a VEGETATION — Use scientifi J 4 I Tree Stratum (Plot size: 5m diam.) Absolute % Cover Dominant Species? Indicator Status Dominance Test Worksheet 1. Populus balsamifera 70 Y FAC Number of Dominant Species or FAC: 5 (A) (B) (AJB) 2. Salix scouleriana 10 N FAC that are OBL, FACW, 3. Acer macro h llum p Y 20 Y FACU Total Number of Dominant Strata: 8 4. Species Across All Sapling/Shrub Stratum (Plot size: 3m diam.) 100 = Total Cover Percent of Dominant that are OBL, FACW, Species or FAC: 63 1. Crataegus monogyna 15 Y FAC Prevalence Index Worksheet Total % Cover of Multiply by 2. Ilex aquifolium 5 N FACU 3. Spiraea douglasii 10 Y FACW OBL species x 1 = 4. Frangula purshiana 5 N FAC FACW species x 2 = 5. Rubus spectabilis 5 N FAC FAC species x 3 = Herb Stratum (Plot size: 1m diam.) 40 = Total Cover FACU species x 4 = UPL species x 5 = Column totals (A) (B) 1. Polystichum munitum 5 Y FACU Prevalence Index = B / A = 2. Tolmiea menziesii 10 Y FAC 3. Rubus ursinus 10 Y FACU 4. Hydrophytic Vegetation Indicators 5. N Dominance test is > 50% ❑ Prevalence test is <- 3.0 * Morphological Adaptations * (provide supporting ❑ data in remarks or on a separate sheet) ❑ Wetland Non -Vascular Plants * 0 Problematic Hydrophytic Vegetation * (explain) 6. 7. 8. 9. 10. 11. * Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic Woody Vine Stratum (Plot size: ) 25 = Total Cover Hydrophytic Vegetation Present? Yes - No 1. Hedera helix 80 N* FACU 2. Rubus armeniacus 5 Y FAC % Bare Ground in Herb Stratum: = Total Cover Remarks: *excluded as highly g y aggressive problematic invasive vegetation US Army Corps of Engineers Western Mountains, Valleys, and Coast - Interim Version SOIL Sampling Point — DP-12 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color Loist) % Type' Loc2 Texture Remarks 0-7 10YR 412 93 7.5YR 314 7 C PL Sandy loam 7-12 2.5YR 4/2 75 7.5YR 4/6 25 C M Loamy sand 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains 2Loc: PL=Pore Lining, M=Matrix Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3 ❑ Histosol (Al) ❑ Sandy Redox (S5) ❑ 2cm Muck (A10) ❑ Histic Epipedon (A2) ❑ Stripped Matrix (S6) E Red Parent Material (TF2) ❑ Black Histic (A3) ❑ Loamy Mucky Mineral (F1) (except MLRA 1) ❑ Other (explain in remarks) ❑ Hydrogen Sulfide (A4) ❑ Loamy Gleyed Matrix (F2) ❑ ❑ Depleted Below Dark Surface (A11) ❑ Depleted Matrix (F3) ❑ Thick Dark Surface (Al2) N Redox Dark Surface (F6) 3Indicators of hydrophytic vegetation and wetland hydrology must ❑ Sandy Mucky Mineral (S1) ❑ Depleted Dark Surface (F7) be present, unless disturbed or problematic ❑ Sandy Gleyed Matrix (S4) ❑ Redox Depressions (F8) Restrictive Layer (if present): Type: Hydric soil present? Yes 0, No Depth (inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required: check all that apply): Secondary Indicators (2 or more required): I ❑ Surface water (Al) ❑ Sparsely Vegetated Concave Surface (B8) ❑ Water -Stained Leaves (69) (MLRA 1, 2, 4A & 4B) ❑ High Water Table (A2) ❑ Water -Stained Leaves (except MLRA 1, 2, 4A & 4B) (B9) ❑ Drainage Pattems (B10) ❑ Saturation (A3) ❑ Salt Crust (B11) ❑ Dry -Season Water Table (C2) ❑ Water Marks (B1) ❑ Aquatic Invertebrates (B13) ❑ Saturation Visible on Aerial Imagery (C9) ❑ Sediment Deposits (B2) ❑ Hydrogen Sulfide Odor (C1) ❑ Geomorphic Position (D2) ❑ Drift Deposits (B3) N Oxidized Rhizospheres along Living Roots (C3) ❑ Shallow Aquitard (D3) ❑ Algal Mat or Crust (B4) ❑ Presence of Reduced Iron (C4) ❑ FAC-Neutral Test (D5) ❑ Iron Deposits (B5) ❑ Recent Iron Reduction in Tilled Soils (C6) ❑ Raised Ant Mounds (D6) (LRR A) ❑ Surface Soil Cracks (B6) ❑ Stunted or Stressed Plants (D1) (LRR A) ❑ Frost -Heave Hummocks ❑ Inundation Visible on Aerial Imagery ❑ Other (explain in remarks) (67) Field Observations Surface Water Present? Yes ❑ No N Depth (in): Water Table Present? Yes ❑ No N Depth (in): Saturation Present? Yes ❑ No N Depth (in): (includes capillary fringe) Wetland Hydrology Present? Yes 0 No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: US Army Corps of Engineers Western Mountains, Valleys, and Coast — Interim Version / • -4 . _a 1 _-4 THE WATERSHED COMPANY WETLAND DETERMINATION DATA FORM 750 Sixth Street South Western Mountains, Valleys, and Coast Supplement to the Kirkland, Washington 98033 1987 COE Wetlands Delineation Manual P- 13 (425) 822-5242 watershedco.com Project Site: Tukwila Vintage Housing Sampling Date: 11/9/2016 Applicant/Owner: Carl Dominguez, Vintage Housing Development, Inc Sampling Point: DP- 13 Investigator: R. Whitson, J. Palmer City/County: Tukwila / King Sect, Township, Range: S 3 T 23N R 04E State: WA Landform (hillslope, terrace, etc): hillslope Slope (%): —3 Local relief (concave, convex, none): concave Subregion (LRR): A Lat: Long: Datum: Soil Map Unit Name: no survey available NWI classification: ■one listed Are climatic/hydrologic conditions on the site typical for this time of year? N Yes ❑ Are "Normal Circumstances" present on the site? N Yes ❑ Are Vegetation❑, Soil ❑, or Hydrology ❑ significantly disturbed? Are Vegetation❑, Soil ❑, or Hydrology ❑ naturally problematic No No (If no, explain in remarks.) (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Hydric Soils Present? Wetland Hydrology Present? Yes ® No ❑ Yes ►=4 No ❑ Yes El No ❑ Is the Sampling Point within a Wetland? Yes E No Remarks: VEGETATION — Use scientific nam Tree Stratum (Plot size: 5m diam.) Absolute % Dominant Cover Species? Indicator Status Dominance Test Worksheet 1. Fraxinus latifolia 60 Y FACW Number of Dominant Species or FAC: 4 A (B) (A/B) 2- that are OBL, FACW, 3. Total Number of Dominant Strata: 4 4. Species Across All 60 =Total Cover Percent of Dominant that are OBL, FACW, Species or FAC: 100 Sapling/Shrub Stratum (Plot size: 3m diam.) 1. Crataegus monogyna 30 Y FAC Prevalence Index Worksheet Total % Cover of Multiply by 2. Rubus spectabilis 15 Y FAC 3. OBL species x 1 = 4. FACW species x 2 = 5. FAC species x 3 = 45 = Total Cover FACU species x 4 = Herb Stratum (Plot size: lm diam.) UPL species x 5 = Column totals (A) (B) 1. Prevalence Index = B / A = 2. 3. 4. Hydrophytic Vegetation Indicators 5. N Dominance test is > 50% ❑ Prevalence test is 5 3.0 * Morphological Adaptations * (provide supporting ❑ data in remarks or on a separate sheet) ❑ Wetland Non -Vascular Plants * ❑ Problematic Hydrophytic Vegetation * (explain) 5. 7. 8. 9' 10. 11. * Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic = Total Cover Woody Vine Stratum (Plot size: ) Hydrophytic Vegetation Present? Yes E No ❑ 1. Rubus armeniacus 40 Y FAC 2. Hedera helix 80 N* FACU = Total Cover % Bare Ground in Herb Stratum: Remarks: *excluded as highly aggressive invasive problematic veg US Army Corps of Engineers Western Mountains, Valleys, and Coast — Interim Version SOIL J . .-J 3 Sampling Point — DP-13 r Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators ) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type' Loc2 Texture Remarks 0-5 10YR 311 100 Loam 5-10 10YR 3/1 93 2.5YR 4/8 7 C M Loam 10-16 10YR 5/3 70 7.5YR 516 15 C M loam 10YR 3/2 15 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains 2Loc: PL=Pore Lining, M=Matrix Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3 ❑ Histosol (A1) ❑ Sandy Redox (S5) ❑ 2cm Muck (A10) E Histic Epipedon (A2) ❑ Stripped Matrix (S6) ❑ Red Parent Material (TF2) ❑ Black Histic (A3) ❑ Loamy Mucky Mineral (F1) (except MLRA 1) ❑ Other (explain in remarks) ❑ Hydrogen Sulfide (A4) ❑ Loamy Gleyed Matrix (F2) E N Depleted Below Dark Surface (A11) ❑ Depleted Matrix (F3) ❑ Thick Dark Surface (Al2) E Redox Dark Surface (F6) 3 Indicators of hydrophytic vegetation and wetland hydrology must ❑ Sandy Mucky Mineral (Si) ❑ Depleted Dark Surface (F7) be present, unless disturbed or problematic E Sandy Gleyed Matrix (S4) E Redox Depressions. (F8) Restrictive Layer (if present): Type: Hydric soil present? Yes 0 No Depth (inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required: check all that apply): ❑ Surface water (Al) E Sparsely Vegetated Concave Surface (B8) N High Water Table (A2) ❑ Water -Stained Leaves (except MLRA 1, 2, 4A & 4B) (B9) N Saturation (A3) ❑ Salt Crust (B11) E Water Marks (B1) ❑ Aquatic Invertebrates (B13) ❑ Sediment Deposits (B2) ❑ Hydrogen Sulfide Odor (C1) ❑ Drift Deposits (B3) ❑ Oxidized Rhizospheres along Living Roots (C3) ❑ Algal Mat or Crust (B4) ❑ Presence of Reduced Iron (C4) ❑ Iron Deposits (B5) ❑ Recent Iron Reduction in Tilled Soils (C6) ❑ Surface Soil Cracks (B6) ❑ Stunted or Stressed Plants (D1) (LRR A) ❑ Inundation Visible on Aerial Imagery E Other (explain in remarks) (B7) Secondary lnd�ators (2 or more required): ❑ Water -Stained Leaves (B9) (MLRA 1, 2, 4A & 4B) ❑ Drainage Patterns (B10) ❑ Dry -Season Water Table (C2) ❑ Saturation Visible on Aerial Imagery (C9) ❑ Geomorphic Position (D2) ❑ Shallow Aquitard (D3) ❑ FAC-Neutral Test (D5) ❑ Raised Ant Mounds (D6) (LRR A) ❑ Frost -Heave Hummocks Field Observations Surface Water Present? Yes ❑ No N Depth (in): Water Table Present? Yes 0 No ❑ Depth (in): Seeps at 9" Saturation Present? Yes N No ❑ Depth (in): 6" (includes capillary fringe) Wetland Hydrology Present? Yes 0 No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: US Army Corps of Engineers Western Mountains, Valleys, and Coast — Interim Version .1 • a ..a a 21HE WATERSHED COMPANY WETLAND DETERMINATION DATA FORM Western Mountains, Valleys, and Coast Supplement to the 1987 COE Wetlands Delineation Manual DP- 14 750 Sixth Street South Kirkland, Washington 98033 (425) 822-5242 watershedco.com Project Site: Tukwila Vintage Housing Sampling Date: 1118/2016 Applicant/Owner: Carl Dominguez, Vintage Housing Development, Inc Sampling Point: DP- 14 Investigator: R. Whitson, J. Palmer City/County: _ Tukwila / King Sect, Township, Range: S 3 T 23N R 04E State: WA Landform (hillslope, terrace, etc): hillslope Slope (%): 10 Local relief (concave, convex, none): concave Subregion (LRR): A Lat: Long: Datum: Soil Map Unit Name: no survey available NWI classification: none listed Are climatic/hydrologic conditions on the site typical for this time of year? Are "Normal Circumstances" present on the site? Are Vegetation❑, Soil ❑, or Hydrology ❑ significantly disturbed? Are Vegetation❑, Soil ❑, or Hydrology ❑ naturally problematic ® Yes ❑ ® Yes ❑ No No (If no, explain in remarks.) (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Hydric Soils Present? Wetland Hydrology Present? Yes ® No ❑ Yes ❑ No ® Is the Sampling Point within a Wetland? Yes ❑ No Yes ❑ No Remarks: —4ft drop between DP13 and DP14 VEGETATION — Use scientific names of plants. Tree Stratum (Plot size: 5m diam.) Absolute % Dominant Indicator Cover Species? Status Dominance Test Worksheet 1 Crataegus monogyna 20 Y FACW Number of Dominant Species 3 that are OBL, FACW, or FAC: (A) (B) (A/B) 2. Fraxinus latifolia 60 Y FAC 3. Total Number of Dominant Species Across All Strata: 4 4. 80 = Total Cover Percent of Dominant that are OBL, FACW, Species or FAC: 75 Sapling/Shrub Stratum (Plot size: 3m diam.) 1. Oemlaria cerasiformis 40 Y FACU Prevalence Index Worksheet Total % Cover of Multiply by 2. 3. OBL species x 1 = 4. FACW species x 2 = 5. FAC species x 3 = 40 = Total Cover FACU species x 4 = Herb Stratum (Plot size: 1m diam.) UPL species x 5 = Column totals (A) (B) 1. Prevalence Index = B / A = 2. 3. 4. Hydrophytic Vegetation Indicators 5. ® Dominance test is > 50% ❑ Prevalence test is <_ 3.0 * Morphological Adaptations * (provide supporting ❑ data in remarks or on a separate sheet) ❑ Wetland Non -Vascular Plants * ❑ Problematic Hydrophytic Vegetation * (explain) 6. 7. 8. 9. 10. 11. * Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic = Total Cover Woody Vine Stratum (Plot size: ) Hydrophytic Vegetation Present? Yes 1. Rubus armeniacus 15 Y FAC 2. Hedera helix 100 N* FACU No = Total Cover % Bare Ground in Herb Stratum: Remarks: *excluded on premise of highly aggressive invasive problematic veg US Army Corps of Engineers Western Mountains, Valleys, and Coast — Interim Version • SOIL .J ._J Profile Description: oarripung rount — ur-14 (Describe to the depth needed to document the indicator or confirm the absence of indicators ) Depth (inches) Matrix Redox Features Texture Remarks Color (moist) % Color (moist) % Type' Loc2 0-12 10YR 2/1 100 Gravelly loam 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains 2Loc: PL=Pore Lining, M=Matrix Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3 ❑ Histosol (Al) ❑ Sandy Redox (S5) ❑ 2cm Muck (A10) ❑ Histic Epipedon (A2) ❑ Stripped Matrix (S6) ❑ Red Parent Material (TF2) E Black Histic (A3) ❑ Loamy Mucky Mineral (F1) (except MLRA 1) ❑ Other (explain in remarks) 0 Hydrogen Sulfide (A4) 0 Loamy Gleyed Matrix (F2) 0 0 Depleted Below Dark Surface (A11) 0 Depleted Matrix (F3) ❑ Thick Dark Surface (Al2) 0 Redox Dark Surface (F6) 3Indicators of hydrophytic vegetation and wetland hydrology ❑ Sandy Mucky Mineral (S1) 0 Depleted Dark Surface (F7) be present, unless disturbed or problematic 0 Sandy Gleyed Matrix (S4) 0 Redox Depressions (F8) must Restrictive Layer (if present): Type: Depth (inches): Hydric soil present? Yes No 6 Remarks: With high clay content, but not enough to be clay loam HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required: check all that apply): Secondary Indicators (2 or more required): ❑ Surface water (Al) 0 Sparsely Vegetated Concave Surface (B8) 0 Water -Stained Leaves (B9) (MLRA 1, 2, 4A & 4B) 0 High Water Table (A2) 0 Water -Stained Leaves (except MLRA 1, 2, 4A & 4B) (B9) 0 Drainage Patterns (B10) ❑ Saturation (A3) ❑ Salt Crust (B11) 0 Dry -Season Water Table (C2) 0 Water Marks (B1) 0 Aquatic Invertebrates (B13) 0 Saturation Visible on Aerial Imagery (C9) 0 Sediment Deposits (B2) 0 Hydrogen Sulfide Odor (C1) 0 Geomorphic Position (D2) 0 Drift Deposits (B3) 0 Oxidized Rhizospheres along Living Roots (C3) 0 ShallowAquitard (D3) 0 Algal Mat or Crust (B4) 0 Presence of Reduced Iron (C4) 0 FAC-Neutral Test (D5) 0 Iron Deposits (B5) ❑ Recent Iron Reduction in Tilled Soils (C6) ❑ Raised Ant Mounds (D6) (LRR A) 0 Surface Soil Cracks (B6) 0 Stunted or Stressed Plants (D1) (LRR A) 0 Frost -Heave Hummocks ❑ Inundation Visible on Aerial Imagery ❑ Other (explain in remarks) (B7) Field Observations Surface Water Present? Yes 0 No N Depth (in): Water Table Present? Yes ❑ No N Depth (in): Saturation Present? Yes ❑ No N Depth (in): (includes capillary fringe) Wetland Hydrology Present? Yes No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: L US Army Corps of Engineers Western Mountains, Valleys, and Coast — Interim Version . Wetland A — Tukwila Vintage Homes WETLAND RATING FORM — WESTERN WASHINGTON Version 2 — Updated July 2006 to increase accuracy and reproducibility among users Updated Oct 2008 with the new WDFW definitions for priority habitats Name of wetland: Wetland A Date of Site visit: 11/09/2016 Rated by: R. Whitson, J. Palmer Trained by Ecology? Yes N No ❑ Date of Training: 3/2015* SEC: 3 TWNSHP: 23N RNGE: 04E Is S/T/R in Appendix D? Yes❑ No N *trained for 2014 Update, not original 2004 system SUMMARY OF RATING Category based on FUNCTIONS provided by wetland I IIE III❑ IV Category I = Score >70 Category II = Score 51-69 Category III = Score 30-50 Category IV = Score < 30 Score for Water Quality Functions Score for Hydrologic Functions Score for Habitat Functions TOTAL score for functions 20 18 24 Category based on SPECIAL CHARACTERISTICS of wetland I ❑ II ❑ Does not Apply N Final Category (choose the "highest" category from above) Check the appropriate type and class of wetland being rated. Wetland Type Wetland Class Estuarine ■ Depressional ■ Natural Heritage Wetland • Riverine 0 Bog • Lake -fringe ■ Mature Forest • Slope 0 Old Growth Forest • Flats • Coastal Lagoon Freshwater Tidal ■ ■ Interdunal ■ �� 1-1 None of the above Check if unit has multiple HGM classes present • Wetland Rating Form — western Washington 1 Version 2 Updated with new WDFW definitions Oct. 2008 62 II August 2004 Wetland A — Tukwila Vintage Homes Does the wetland unit being rated meet any of the criteria below? If you answer YES to any of the questions below you will need to protect the wetland according to the regulations regarding the special characteristics found in the wetland. Check List for Wetlands That May Need Additional Protection (in addition to the protection recommended for its category) YES NO SP 1. Has the wetland unit been documented as a habitat for any Federally listed Threatened or Endangered animal or plant species (T/E species)? For the purposes of this rating system, "documented" means the wetland is on the appropriate state or federal database. X SP2. Has the wetland unit been documented as habitat for any State listed Threatened or Endangered animal species? For the purposes of this rating system, "documented" means the wetland is on the appropriate state database. Note: Wetlands with State listed plant species are categorized as Category I Natural Heritage Wetlands (see p. 19 of data form). X* SP3. Does the wetland unit contain individuals of Priority species listed by the WDFW for the state? X SP4. Does the wetland unit have a local significance in addition to its functions? For example, the wetland has been identified in the Shoreline Master Program, the Critical Areas Ordinance, or in a local management plan as having special significance. X *The study area was reviewed for the presence of endangered, threatened, and priority species using WDFW online Priority Habitat and Species Data, PHS on the Web (http ://wdfw.wa.gov/mapping/phka. To complete the next part of the data sheet you will need to determine the Hydrogeomorphic Class of the wetland being rated. The hydrogeomorphic classification groups wetlands into those that function in similar ways. Classifying the wetland first simplifies the questions needed to answer how it functions. The Hydrogeomorphic Class of a wetland can be determined using the key below. See p. 24 for more detailed instructions on classifying wetlands. Wetland Rating Form — western Washington 2 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 Wetland A — Tukwila Vintage Homes Classification of Wetland Units in Western Washington If the hydrologic criteria listed in each question do not apply to the entire unit being rated, you probably have a unit with multiple HGM classes. In this case, identify which hydrologic criteria in Questions 1-7 apply, and go to Question 8. 1. Are the water levels in the wetland unit usually controlled by tides (i.e. except during floods)? NNO—goto2 ❑❑YES — the wetland class is Tidal Fringe If yes, is the salinity of the water during periods of annual low flow below 0.5 ppt (parts per thousand)? YES — Freshwater Tidal Fringe NO — Saltwater Tidal Fringe (Estuarine) If your wetland can be classified as a Freshwater Tidal Fringe use the forms for Riverine wetlands. If it is Saltwater Tidal Fringe it is rated as an Estuarine wetland. Wetlands that were called estuarine in the first and second editions of the rating system are called Salt Water Tidal Fringe in the Hydrogeomorphic Classification. Estuarine wetlands were categorized separately in the earlier editions, and this separation is being kept in this revision. To maintain consistency between editions, the terrn "Estuarine" wetland is kept. Please note, however, that the characteristics that define Category I and II estuarine wetlands have changed (see p. ). 2. The entire wetland unit is flat and precipitation is only source (>90%) of water to it. Groundwater and surface water runoff are NOT sources of water to the unit N NO — go to 3 ❑ YES — The wetland class is Flats If your wetland can be classified as a "Flats" wetland, use the form for Depressional wetlands. 3. Does the entire wetland unit meet both of the following criteria? ❑ The vegetated part of the wetland is on the shores of a body of open water (without any vegetation on the surface) at least 20 acres (8 ha) in size; ❑ At least 30% of the open water area is deeper than 6.6 ft (2 m)? NNO — go to 4 EYES — The wetland class is Lake -fringe (Lacusfrine Fringe) 4. Does the entire wetland unit meet all of the following criteria? ❑ The wetland is on a slope (slope can be very gradual), ❑ The water flows through the wetland in one direction (unidirectional) and usually comes from seeps. It may flow subsurface, as sheetflow, or in a swale without distinct banks. ❑ The water leaves the wetland without being impounded? NOTE: Surface water does not pond in these types of wetlands except occasionally in very small and shallow depressions or behind hummocks (depressions are usually <3ft diameter and less than a foot deep). N NO — go to 5 ❑ YES — The wetland class is Slope Wetland Rating Form — western Washington 3 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 Wetland A — Tukwila Vintage Homes 5. Does the entire wetland unit meet all of the following criteria? ❑ The unit is in a valley, or stream channel, where it gets inundated by overbank flooding from that stream or river. ❑ The overbank flooding occurs at least once every two years NOTE: The riverine unit can contain depressions that are filled with water when the river is not flooding. © NO - go to 6 ❑ YES — The wetland class is Riverine 6. Is the entire wetland unit in a topographic depression in which water ponds, or is saturated to the surface, at some time during the year. This means that any outlet, if present, is higher than the interior of the wetland. ® NO — go to 7 ❑ YES — The wetland class is Depressional 7. Is the entire wetland unit located in a very flat area with no obvious depression and no overbank flooding. The unit does not pond surface water more than a few inches. The unit seems to be maintained by high groundwater in the area. The wetland may be ditched, but has no obvious natural outlet. ® NO — go to 8 ❑ YES — The wetland class is Depressional 8. Your wetland unit seems to be difficult to classify and probably contains several different HGM classes. For example, seeps at the base of a slope may grade into a riverine floodplain, or a small stream within a depressional wetland has a zone of flooding along its sides. GO BACK AND IDENTIFY WHICH OF THE HYDROLOGIC REGIMES DESCRIBED IN QUESTIONS 1-7 APPLY TO DIFFERENT AREAS IN THE UNIT (make a rough sketch to help you decide). Use the following table to identify the appropriate class to use for the rating system if you have several HGM classes present within your wetland. NOTE: Use this table only if the class that is recommended in the second column represents 10% or more of the total area of the wetland unit being rated. If the area of the class listed in column 2 is less than 10% of the unit, classify the wetland using the class that represents more than 90% of the total area. HGM classes within the wetland unit bein rated HGM Class to Use in Ratin Slope + Riverine Riverine Slope + Depressional Depressional Slope + Lake -fringe Lake -fringe Depressional + Riverine along stream within boundary Depressional Depressional + Lake -fringe Depressional Salt Water Tidal Fringe and any other class of freshwater wetland Treat as ESTUARINE under wetlands with special characteristics If you are unable still to determine which of the above criteria apply to your wetland, or you have more than 2 HGM classes within a wetland boundary, classify the wetland as Depressional for the rating. Wetland Rating Form — western Washington 4 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 Wetland A — Tukwila Vintage Homes R Riverine and Freshwater Tidal Fringe Wetlands Points (seep. 52) 2 WATER QUALITY FUNCTIONS - Indicators that wetland functions to improve water quality R R R 1. Does the wetland have the a otential to improve water quality? R 1.1 Area of surface depressions within the riverine wetland that can trap sediments during a flooding event: Depressions cover >3/4 area of wetland points = 8 Depressions cover > 1/2 area of wetland points = 4 lDepressions present but cover < 1/2 area of wetland points = 2' No depressions present points = u R R R 1,7 Characteristics of the vegetation in the wetland (areas with > 90% cover 2t person heightl• 8 Forest or shrub > 2/3 the area of the wetland points = 8 Forest or shrub > 1/3 area of the wetland points = 6 Ungrazed, emergent plants > 2/3 area of wetland points = 6 Ungrazed emergent plants > 1/3 area of wetland points = 3 Forest, shrub, and ungrazed emergent < 1/3 area of wetland points = 0 Total for R 1 Add the points in the boxes above I 10 I R R R 2. Does the wetland have the opportunity to improve water quality? (see p. 53) multiplier 2 Answer YES if you know or believe there are pollutants in groundwater or surface water coming into the wetland that would otherwise reduce water quality in streams, lakes or groundwater downgradient from the wetland? Note which of the following conditions provide the sources of pollutants. • Grazing in the wetland or within 150 ft EI Untreated stormwater discharges to wetland • Tilled fields or orchards within 150 ft of wetland 11 A stream or culvert discharges into wetland that drains developed areas, residential areas, farmed fields, roads, or clear-cut logging E Residential, urban areas, golf courses are within 150 ft of wetland • The river or stream linked to the wetland has a contributing basin where human activities have raised levels of sediment, toxic compounds or nutrients in the river water above standards for water quality • Other ES multiplier is 2 NO multiplier is 1 TOTAL - Water Quality Functions Multiply the score from R 1 by R 2 20 Add score to table on p. 1 I Comments Wetland Rating Form — western Washington 5 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 Wetland A — Tukwila Vintage Homes R Riverine and Freshwater Tidal Fringe Wetlands HYDROLOGIC FUNCTIONS - Indicators that wetland functions to reduce flooding and stream erosion R 3. Does the wetland have the potential to reduce flooding and erosion? (seep. 54) R R 3.1 Characteristics of the overbank storage the wetland provides: Estimate the average width of the wetland perpendicular to the direction of the flow and the width of the stream or river channel (distance between banks). Calculate the ratio: (width of wetland)/(width of stream). If the ratio is more than 20 points = 9 If the ratio is between 10 — 20 points = 6 if the ratin is S_ <1(1 rnintc = 4 2 (If the ratio is 1- <5 points = 2 ) If the ratio is < 1 points = 1 R R 3.2 Characteristics of vegetation that slow down water velocities during floods: Treat large woody debris as `forest or shrub ". Choose the points appropriate for the best description. (rnlyrnc nepAi to haves �Q(10/ rnuar at rpre nn LaiIIht ATfT Cnmarrlin rlaccac) 7 Forest or shrub for >1/3 area OR Emergent plants > 2/3 area points = 7' Forest or shrub for > 1/10 area OR Emergent plants > 1/3 area points = 4 Vegetation does not meet above criteria points = 0 R Total for R 3 Add the points in the boxes above I 9 1 R R 4. Does the wetland have the opportunity to reduce flooding and erosion? (see p. 57) (see p. 57) multiplier 2 Answer YES if the wetland is in a location in the watershed where the flood storage, or reduction in water velocity, it provides helps protect downstream property and aquatic resources from flooding or excessive and/or erosive flows. Note which of the following conditions apply. 0 There are human structures and activities downstream (roads, buildings, bridges, farms) that can be damaged by flooding. • There are natural resources downstream (e.g. salmon redds) that can be damaged by flooding • Other (Answer NO if the major source of water to the wetland is controlled by a reservoir or the wetland is tidal fringe alon the sides of a dike) YES multiplier is 2 I NO multiplier is 1 R TOTAL - Hydrologic Functions Multiply the score from R 3 by R 4 Add score to table on p. 1 18 I Wetland Rating Form — western Washington 6 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 r _a 4 Wetland A — Tukwila Vintage Homes These questions apply to wetlands of all HGM classes. HABITAT FUNCTIONS - Indicators that wetland functions to provide important habitat H 1. Does the wetland have the potential to provide habitat for many species? H 1.1 Vegetation structure (seep. 72) 2 Check the types of vegetation classes present (as defined by Cowardin) if the class is % acre or covers more than 10% of the area of the wetland if unit smaller than 2.5 acres. • Aquatic bed • Emergent plants • Scrub/shrub (areas where shrubs have >30% cover) f t Forested (areas where trees have >30% cover) N Forested areas have 3 out of 5 strata (canopy, herbaceous, sub -canopy, shrubs, moss/ground- cover) that each cover 20% within the forested polygon Add the number of vegetation types that qualify. If you have: 4 structures or more ._ noints = 4 3 structures points = 2 ) z structures points = i 1 structure points = 0 H 1.2. Hydroperiods (see p. 73) 2 Check the types of water regimes (hydroperiods) present within the wetland. The water regime has to cover more than 10% of the wetland or'/a acre to count. (see text for descriptions of hydroperiods) • Permanently flooded or inundated 4 or more types present points = 3 • Seasonally flooded or inundated 13 types present points = 2) P. Occasionally flooded or inundated 2 types present points = 1 0 Saturated only 1typespresent points = 0 1�1 Permanently flowing stream or river in, or adjacent to, the wetland • Seasonally flowing stream in, or adjacent to, the wetland • Lake fringe wetland = 2 points • Freshwater tidal wetland = 2 points H 1.3. Richness of Plant Species (see p. 75) 2 Count the number of plant species in the wetland that cover at least 10 ft2. (different patches of the same species can be combined to meet the size threshold) You do not have to name the species. Do not include Eurasian milfoil, reed canarygra s. vurvle loosestrife. Canadian thistle If you counted: > 19 species points = 2 List species below if you want to: 5 - 19 species points = 1 < 5 species points = 0 Wetland Rating Form — western Washington 7 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 / l 4 a a Wetland A — Tukwila Vintage Homes H 1.4. Interspersion of habitats (seep. 76) Decide from the diagrams below whether interspersion between Cowardin vegetation classes (described in H 1.1), or the classes and unvegetated areas (can include open water or mudflats) is high, medium, low, or none. None = 0 points Low = 1 point High = 3 points NOTE: If you have four or more vegetation types or three vegetation types and open water the rating is always "high". Moderate = 2 points / [riparian braided channels] H 1.5. Special Habitat Features: (seep. 77) Check the habitat features that are present in the wetland. The number of checks is the number of points you put into the next column. © Large, downed, woody debris within the wetland (>4in. diameter and 6 ft long). ❑X Standing snags (diameter at the bottom > 4 inches) in the wetland O Undercut banks are present for at least 6.6 ft (2m) and/or overhanging vegetation extends at least 3.3 ft (1m) over a stream for at least 33 ft (10m) ❑ Stable steep banks of fine material that might be used by beaver or muskrat for denning (>30degree slope) OR signs of recent beaver activity are present ❑ At least % acre of thin -stemmed persistent vegetation or woody branches are present in areas that are permanently or seasonally inundated. (structures for egg -laying by amphibians) ❑ Invasive plants cover less than 25% of the wetland area in each stratum of plants Note: The 20% stated in early printings of the manual on page 78 is an error. H 1. TOTAL Score - potential for providing habitat I Add the scores from H1.1, H1.2, H1.3, H1.4, H1.5 Wetland Rating Form — western Washington 8 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 2 3 Wetland A — Tukwila Vintage Homes H 2. Does the wetland have the opportunity to provide habitat for many species? H 2.1 Buffers (seep. 80) Choose the description that best represents condition of buffer of wetland. The highest scoring criterion that applies to the wetland is to be used in the rating. See text for definition of "undisturbed. " ❑ 100 m (330ft) of relatively undisturbed vegetated areas, rocky areas, or open water >95% of circumference. No developed areas within undisturbed part of buffer. (relatively undisturbed also means no -grazing) Points = 5 ❑ 100 m (330 ft) of relatively undisturbed vegetated areas, rocky areas, or open water > 50% circumference. Points = 4 ❑ 50 m (170ft) of relatively undisturbed vegetated areas, rocky areas, or open water >95% circumference. Points = 4 ❑ 100 m (330ft) of relatively undisturbed vegetated areas, rocky areas, or open water > 25% circumference Points = 3 ❑ 50 m (170ft) of relatively undisturbed vegetated areas, rocky areas, or open water for > 50% circumference Points = 3 If buffer does not meet any of the criteria above ❑ No paved areas (except paved trails) or buildings within 25 m (80ft) of wetland > 95% circumference. Light to moderate grazing, or lawns are OK Points = 2 ❑ No paved areas or buildings within 50m of wetland for >50% circumference. Light to moderate grazing, or lawns are OK Points = 2 ❑ Heavy grazing in buffer. Points = 1 ❑ Vegetated buffers are <2m wide (6.6ft) for more than 95% of the circumference (e.g. tilled fields, paving, basalt bedrock extend to edge of wetland Points = 0 ❑ Buffer does not meet any of the criteria above ..Points = 1 H 2.2 Corridors and Connections (seep. 81) H 2.2.1 Is the wetland part of a relatively undisturbed and unbroken vegetated corridor (either riparian or upland) that is at Least 150 ft wide, has at least 30% cover of shrubs, forest or native undisturbed prairie, that connects to estuaries, other wetlands or undisturbed uplands that are at least 250 acres in size? (dams in riparian corridors, heavily used gravel roads, paved roads, are considered breaks in the corridor). YES = 4 points (go to H2.3) NO = go to H 2.2.2 H 2.2.2 Is the wetland part of a relatively undisturbed and unbroken vegetated corridor (either riparian or upland) that is at least 50ft wide, has at least 30% cover of shrubs or forest, and connects to estuaries, other wetlands or undisturbed uplands that are at least 25 acres in size? OR a Lake -fringe wetland, if it does not have an undisturbed corridor as in the question above? YES = 2 points (go to H2.3) NO = H 2.2.3 H 2.2.3 Is the wetland: within 5 mi (8km) of a brackish or salt water estuary OR within 3 mi of a large field or pasture (>40 acres) OR within 1 mi of a lake greater than 20 acres? YES = 1 point LliQ1.11,214111J= Wetland Rating Form — western Washington 9 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 / r . r Wetland A — Tukwila Vintage Homes H 2.3 Near or adjacent to other priority habitats listed by WDFW (see new and complete descriptions of WDFW priority habitats, and the counties in which they can be found, in the PHS report http://wdfw. wa.Qov/hab/phslist. htm) Which of the following priority habitats are within 330ft (100m) of the wetland? (NOTE: the connections do not have to be relatively undisturbed) ❑ Aspen Stands: Pure or mixed stands of aspen greater than 0.4 ha (1 acres). © Biodiversity Areas and Corridors: Areas of habitat that are relatively important to various species of native fish and wildlife (full description in WDFW PHS report p. 152) ❑ Herbaceous Balds: Variable size patches of grass and forbs on shallow soils over bedrock. ❑ Old-growth/Mature forests: (Old -growth west of Cascade crest) Stands of at least 2 tree species, forming a multi -layered canopy with occasional small openings; with at least 20 trees/ha (8 trees/acre) > 81 cm (32 in) dbh or > 200 years of age. (Mature forests.) Stands with average diameters exceeding 53 cm (21 in) dbh; crown cover may be less that 100%; crown cover may be less that 100%; decay, decadence, numbers of snags, and quantity of large downed material is generally less than that found in old -growth; 80 - 200 years old west of the Cascade crest. ❑ Oregon white Oak: Woodlands Stands of pure oak or oak/conifer associations where canopy coverage of the oak component is important (full descriptions in WDFW PHS report p. 158.) ® Riparian: The area adjacent to aquatic systems with flowing water that contains elements of both aquatic and terrestrial ecosystems which mutually influence each other. ❑ Westside Prairies: Herbaceous, non -forested plant communities that can either take the form of a dry prairie or a wet prairie (full descriptions in WDFW PHS report p. 161) ® Instream: The combination of physical, biological, and chemical processes and conditions that interact to provide functional life history requirements for instream fish and wildlife resources. ❑ Nearshore: Relatively undisturbed nearshore habitats. These include Coastal Nearshore, Open Coast Nearshore, and Puget Sound Nearshore. (full descriptions of habitats and the definition of relatively undisturbed are in WDFW report: pp. 167-169 and glossary in Appendix A.) ❑ Caves: A naturally occurring cavity, recess, void, or system of interconnected passages under the earth in soils, rock, ice, or other geological formations and is large enough to contain a human. ❑ Cliffs: Greater than 7.6 m (25 ft) high and occurring below 5000 ft. ❑ Talus: Homogenous areas of rock rubble ranging in average size 0.15 - 2.0 m (0.5 - 6.5 ft), composed of basalt, andesite, and/or sedimentary rock, including riprap slides and mine tailings. May be associated with cliffs. ® Snags and Logs: Trees are considered snags if they are dead or dying and exhibit sufficient decay characteristics to enable cavity excavation/use by wildlife. Priority snags have a diameter at breast height of >51 cm (20 in) in western Washington and are > 2 m (6.5 ft) in height. Priority logs are > 30c (11 in) in (liamatar at ft,. 1_argact and) an`1 4tn ('Nl ft) Inn If wetland has 3 or more priority habitats = 4 points 1t wetland has 2 prlonty habitats = 3 points If wetland has 1 priority habitat =1 point No habitats = 0 points Note: All vegetated wetland are by definition a priority habitat but are not included in this list. Nearby wetlands are addressed in question H2.4. 4 Wetland Rating Form — western Washington 10 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 •-J J .-J .. a ..J J Wetland A — Tukwila Vintage Homes H 2.4 Wetland Landscape (choose the one description of the landscape around the wetland that best fits) 5 /cav p Rd) There are at least 3 other wetlands within'% mile, and the connections between them are relatively undisturbed (light grazing between wetlands OK, as is lake shore with some boating, but connections should NOT be bisected by paved roads, fill, fields, or other development. 1 points = 5 The wetland Is Ldke-11111ge WI d 1dkG Withlitll& d1JLUlbd11L.0 And L11GCG d1G 5 UL11c1 lake -fringe wetlands within '/2 mile points = 5 There are at least 3 other wetlands within'/z mile, BUT the connections between them are disturbed points = 3 The wetland is Lake -fringe on a lake with disturbance and there are 3 other lake -fringe wetland within'/ mile points = 3 There is at least 1 wetland within '/ mile. points = 2 There are no wetlands within % mile. points = 0 H 2. TOTAL Score - opportunity for providing habitat Add the scores from H2.1, H2.2, H2.3, H2.4 13 TOTAL for H1 from page 14 11 Total Score for Habitat Functions — add the points for H 1, H 2 and record the result on p. 1 I 24 I I Wetland Rating Form — western Washington 11 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 /•\ r 3 Wetland A — Tukwila Vintage Homes CATEGORIZATION BASED ON SPECIAL CHARACTERISTICS Please determine if the wetland meets the attributes described below and circle the appropriate Category. Wetland Type Check off any criteria that apply to the wetland. Circle the Category when the appropriate criteria are met. Category SC 1.0 Estuarine wetlands (seep. 86) Does the wetland unit meet the following criteria for Estuarine wetlands? • The dominant water regime is tidal, ❑ Vegetated, and • With a salinity greater than 0.5 ppt. YES = Go to SC 1.1 NO 0 SC 1.1 Is the wetland unit within a National Wildlife Refuge, National Park, National Estuary Reserve, Natural Area Preserve, State Park or Educational, Environmental, or Scientific Reserve designated under WAC 332-151? Cat. I • YES = Category I • NO = to SC 1.2 go SC 1.2 Is the wetland unit at least 1 acre in size and meets at least two of the following three conditions? Cat. I Cat. II Dual rating I/II • YES = Category I • NO = Category II • The wetland is relatively undisturbed (has diking, ditching, no filling, cultivation, grazing, and has less than 10% cover of non-native plant species. If the non-native Spartina spp. are the only species that cover more than 10% of the wetland, then the wetland should be given a dual rating (I/II) The are aof Spartina would be rated a Category II while the relatively undisturbed upper marsh with native species would be a Category I. Do not, however, exclude the area of Spartina in determining the size threshold of 1 acre. • At least 3/4 of the landward edge of the has wetland a 100 ft buffer of shrub, forest, or un-grazed or un-mowed wetland. IN The wetland has at least 2 or the following features: tidal channels, depressions with open water, or contiguous freshwater wetlands. Wetland Rating Form — western Washington 12 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 Wetland A — Tukwila Vintage Homes SC 2.0 Natural Heritage Wetlands (seep. 87) Natural Heritage wetlands have been identified by the Washington Natural Heritage Program/DNR as either high quality undisturbed wetlands or wetlands that support state Threatened, Endangered, or Sensitive plant species. SC 2.1 Is the wetland being rated in a Section/Township/Range that contains a Natural Heritage wetland? (this question is used to screen out most sites before you need to contact WNHP/DNR) S/T/R information from Appendix. D ® or accessed from WNHP/DNR web site ❑ YES ❑ — contact WNHP/DNR (see p. 79) and go to SC 2.2 NO El SC 2.2 Has DNR identified the wetland as a high quality undisturbed wetland or as or as a site with state threatened or endangered plant species? YES = Category I NO ❑ Not a Heritage Wetland Cat. I SC 3.0 Bogs (seep. 87) Does the wetland (or any part of the unit) meet both the criteria for soils and vegetation in bogs? Use the key below to identify if the wetland is a bog. If you answer yes, you will still need to rate the wetland based on its functions. 1. Does the wetland have organic soils horizons (i.e. layers of organic soil), either peats or mucks, that compose 16" or more of the first 32 inches of the soil profile? (See Appendix B for a field key to identify organic soils.) Yes - go to Q.3 NO - go to Q.2 2. Does the wetland have organic soils, either peats or mucks, that are less than 16 inches deep over bedrock or an impermeable hardpan such as clay or volcanic ash, or that are floating on top of a lake or pond? Yes - go to Q.3 NO ® is not a bog for purpose of rating 3. Does the wetland have more than. 70% cover of mosses at ground level, AND other plants, if present, consist of the "bog" species listed in Table 3 as a significant component of the vegetation (more than 30% of the total shrub and herbaceous cover consists species in Table 3)? Yes — Is a bog for purpose of rating NO - go to Q.4 NOTE: If you are uncertain about the extent of mosses in the understory, you may substitute that criterion by measuring the pH of the water that seeps into a hole dug at least 16" deep. If the pH is less than 5.0 and the "bog" plant species in Table 3 are present, the wetland is a bog. 4. Is the wetland forested (>30% cover) with sitka spruce, subalpine fir, western red cedar, western hemlock, lodgepole pine, quaking aspen, Englemann's spruce, or western white pine, WITH any of the species (or combination of species) on the bog species plant list in Table 3 as a significant component of the ground cover (>30% coverage of the total shrub/herbaceous cover)? YES = Category I NO ❑ is not a bog for purpose of rating Cat. I Wetland Rating Form — western Washington 13 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 r\ Wetland A — Tukwila Vintage Homes SC 4.0 Forested Wetlands (see p. 90) Does the wetland have at least 1 acre of forest that meet one of these criteria for the Department of Fish and Wildlife's forests as priority habitats? If you answer yes you will still need to rate the wetland based on its functions. ❑ Old growth forests: (west of Cascade crest) Stands of at least two tree species, forming a multi -layered canopy with occasional small openings; with at least 8 trees/acre (20 trees/hectare) that are at least 200 years of age OR have a diameter at breast height (dbh) of 32 inches (81 cm) or more. Note: The criterion for dbh is based on measurements for upland forests. Two hundred year old trees in wetlands will often have a smaller dbh because their growth rates are often slower. The DFW criterion is and "OR" so old - growth forests do not necessarily have to have trees of this diameter. ❑ Mature forests: (west of the Cascade crest) Stands where the largest trees are 80-200 years old OR have average diameters (dbh) exceeding 21 in (53 cm); crown cover may be less than 100%; decay, decadence, numbers of snags, and quanitity of large downed material is generally less than that found in old-growtl Cat. I YES = Category 1 NO ® not a forested wetland with special characteristics SC 5.0 Wetlands in Coastal Lagoons (see p. 91) Does the wetland meet all of the following criteria of a wetland in a coastal lagoon? ❑ The wetland lies in a depression adjacent to marine waters that is wholly or partially separated frorn marine waters by sandbanks, gravel banks, shingle, or, less frequently, rocks. ❑ The lagoon in which the wetland is located contains surgace water that is saline or brackish (> 0.5 ppt) during most of the year in at least a portion of the lagoon (needs to be measured near the bottom) YES — Go to SC 5.1 NO ® not a wetland in a coastal lagoon SC 5.1 Does the wetland meet all of the following three conditions? ❑ The wetland is relatively undisturbed (has no diking, ditching, filling, cultivation, grazing), and has less than 20% cover of invasive plant species (see list of invasive species on p. 74). ❑ At least 3/4 of the landward edge of the wetland has a 100 ft buffer of shrub, forest, or un-grazed or un-mowed grassland. ❑ The wetalnd is larger than 1/10 acre (4350 square feet) YES = Category I NO = Category II Cat. I Cat. II Wetland Rating Form — western Washington 14 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 r J • Wetland A — Tukwila Vintage Homes SC 6.0 Interdunal Wetlands (see p. 93) Is the wetalnd unit west of the 1889 line (also called the Westarn Boundary of Upland Ownership or WBUO)? YES - go to SC 6.1 NO ® not an interdunal wetland for rating If you answer yes you will still need to rate the wetland based on its functions. In practical terms that means the following geographic areas: - Long Beach Peninsula - lands west of SR 103 - Grayland-Westport - lands west of SR 105 - Ocean Shores-Copalis - lands west of SR 115 and SR 109 SC 6.1 Is the wetland 1 acre or larger, or is it in a mosaic of wetlands that is ll acre or larger? YES = Category II NO - go to SC 6.2 SC 6.2 Is the unit between 0.1 and 1 acre, or is it in a mosaic of wetlands that is between 0.1 and 1 acre? YES = Category III Cat. II Cat. III Category of wetland based on Special Characteristics Choose the "highest" rating if wetland falls into several categorie, and record on p. 1 If you answered NO for all types enter "Not Applicable" on p.l N/A Wetland Rating Form — western Washington 15 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 / r� Wetland AA — Tukwila Vintage Homes WETLAND RATING FORM — WESTERN WASHINGTON Version 2 — Updated July 2006 to increase accuracy and reproducibility among users Updated Oct 2008 with the new WDFW definitions for priority habitats Name of wetland: Wetland AA Date of Site visit: 11/09/2016 Rated by: R. Whitson, J. Palmer Trained by Ecology? Yes® No❑ Date of Training: 3/2015* SEC: 3 TWNSHP: 23N RNGE: 04E Is S/T/R in Appendix D? Yes❑ No IZ *trained for 2014 Update, not original 2004 system SUMMARY OF RATING Category based on FUNCTIONS provided by wetland I II© III IV El Category I = Score >70 Category II = Score 51-69 Category III = Score 30-50 Category IV = Score < 30 Score for Water Quality Functions Score for Hydrologic Functions Score for Habitat Functions TOTAL score for functions ( 54 Category based on SPECIAL CHARACTERISTICS of wetland I ❑ II ❑ Does not Apply 0 Final Category (choose the "highest" category from above) Check the appropriate type and class of wetland being rated. Wetland Type Wetland Class Estuarine Depressional • ■ Natural Heritage Wetland Riverine ■ 0 Bog Lake -fringe ■ ■ Mature Forest ❑ Slope • Old Growth Forest Flats ■ ■ Coastal Lagoon Freshwater Tidal ■ ■ Interdunal • n None of the above Check if unit has multiple• HGM classes present 0 I 18 16 20 II Wetland Rating Form — western Washington 1 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 f a Wetland AA — Tukwila Vintage Hornes Does the wetland unit being rated meet any of the criteria below? If you answer YES to any of the questions below you will need to protect the wetland according to the regulations regarding the special characteristics found in the wetland. Check List for Wetlands That May Need Additional Protection (in addition to the protection recommended for its category) YES NO SP 1. Has the wetland unit been documented as a habitat for any Federally listed Threatened or Endangered animal or plant species (T/E species)? For the purposes of this rating system, "documented" means the wetland is on the appropriate state or federal database. X SP2. Has the wetland unit been documented as habitat for any State listed Threatened or Endangered animal species? For the purposes of this rating system, "documented" means the wetland is on the appropriate state database. Note: Wetlands with State listed plant species are categorized as Category I Natural Heritage Wetlands (see p. 19 of data form). X* SP3. Does the wetland unit contain individuals of Priority species listed by the WDFW for the state? X SP4. Does the wetland unit have a local significance in addition to its functions? For example, the wetland has been identified in the Shoreline Master Program, the Critical Areas Ordinance, or in a local management plan as having special significance. X *The study area was reviewed for the presence of endangered, threatened, and priority species using WDFW online Priority Habitat and Species Data, PHS on the Web (http://wdfw.wa.gov/mapping/phs/). To complete the next part of the data sheet you will need to determine the Hydrogeomorphic Class of the wetland being rated. The hydrogeomorphic classification groups wetlands into those that function in similar ways. Classifying the wetland first simplifies the questions needed to answer how it functions. The Hydrogeomorphic Class of a wetland can be determined using the key below. See p. 24 for more detailed instructions on classifying wetlands. Wetland Rating Form — western Washington 2 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 r Wetland AA — Tukwila Vintage Homes Classification of Wetland Units in Western Washington If the hydrologic criteria listed in each question do not apply to the entire unit being rated, you probably have a unit with multiple HGM classes. In this case, identify which hydrologic criteria in Questions 1-7 apply, and go to Question 8. 1. Are the water levels in the wetland unit usually controlled by tides (i.e. except during floods)? ® NO — go to 2 ❑❑YES — the wetland class is Tidal Fringe If yes, is the salinity of the water during periods of annual low flow below 0.5 ppt (parts per thousand)? YES — Freshwater Tidal Fringe NO — Saltwater Tidal Fringe (Estuarine) If your wetland can be classified as a Freshwater Tidal Fringe use the forms for Riverine wetlands. If it is Saltwater Tidal Fringe it is rated as an Estuarine wetland. Wetlands that were called estuarine in the first and second editions of the rating system are called Salt Water Tidal Fringe in the Hydrogeomorphic Classification. Estuarine wetlands were categorized separately in the earlier editions, and this separation is being kept in this revision. To maintain consistency between editions, the term "Estuarine" wetland is kept. Please note, however, that the characteristics that define Category I and II estuarine wetlands have changed (see p. ). 2. The entire wetland unit is flat and precipitation is only source (>90%) of water to it. Groundwater and surface water runoff are NOT sources of water to the unit ® NO — go to 3 ❑ YES — The wetland class is Flats If your wetland can be classified as a "Flats" wetland, use the form for Depressional wetlands. 3. Does the entire wetland unit meet both of the following criteria? ❑ The vegetated part of the wetland is on the shores of a body of open water (without any vegetation on the surface) at least 20 acres (8 ha) in size; ❑ At least 30% of the open water area is deeper than 6.6 ft (2 m)? ®NO — go to 4 EYES — The wetland class is Lake -fringe (Lacustrine Fringe) 4. Does the entire wetland unit meet all of the following criteria? ❑ The wetland is on a slope (slope can be very gradual), ❑ The water flows through the wetland in one direction (unidirectional) and usually comes from seeps. It may flow subsurface, as sheetflow, or in a swale without distinct banks. ❑ The water leaves the wetland without being impounded? NOTE: Surface water does not pond in these types of wetlands except occasionally in very small and shallow depressions or behind hummocks (depressions are usually <3ft diameter and less than a foot deep). ® NO — go to 5 ❑ YES — The wetland class is Slope Wetland Rating Form — western Washington 3 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 � 1 Wetland AA — Tukwila Vintage Homes 5. Does the entire wetland unit meet all of the following criteria? ❑ The unit is in a valley, or stream channel, where it gets inundated by overbank flooding from that stream or river. ❑ The overbank flooding occurs at least once every two years NOTE: The riverine unit can contain depressions that are filled with water when the river is not flooding. NO - go to 6 ❑ YES — The wetland class is Riverine 6. Is the entire wetland unit in a topographic depression in which water ponds, or is saturated to the surface, at some time during the year. This means that any outlet, if present, is higher than the interior of the wetland. ® NO — go to 7 ❑ YES — The wetland class is Depressional 7. Is the entire wetland unit located in a very flat area with no obvious depression and no overbank flooding. The unit does not pond surface water more than a few inches. The unit seems to be maintained by high groundwater in the area. The wetland may be ditched, but has no obvious natural outlet. ® NO — go to 8 ❑ YES — The wetland class is Depressional 8. Your wetland unit seems to be difficult to classify and probably contains several different HGM classes. For example, seeps at the base of a slope may grade into a riverine floodplain, or a small stream within a depressional wetland has a zone of flooding along its sides. GO BACK AND IDENTIFY WHICH OF THE HYDROLOGIC REGIMES DESCRIBED IN QUESTIONS 1-7 APPLY TO DIFFERENT AREAS IN THE UNIT (make a rough sketch to help you decide). Use the following table to identify the appropriate class to use for the rating system if you have several HGM classes present within your wetland. NOTE: Use this table only if the class that is recommended in the second column represents 10% or more of the total area of the wetland unit being rated. If the area of the class listed in column 2 is less than 10% of the unit, classify the wetland using the class that represents more than 90% of the total area. HGM classes within the wetland unit bein rated HGM Class to Use in Ratin Slope + Riverine Riverine Slope + Depressional Depressional Slope + Lake -fringe Lake -fringe Depressional + Riverine along stream within boundary Depressional Depressional + Lake -fringe Depressional Salt Water Tidal Fringe and any other class of freshwater wetland Treat as ESTUARINE under wetlands with special characteristics If you are unable still to determine which of the above criteria apply to your wetland, or you have more than 2 HGM classes within a wetland boundary, classify the wetland as Depressional for the rating. Wetland Rating Form — western Washington 4 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 • • Wetland AA — Tukwila Vintage Homes R Riverine and Freshwater Tidal Fringe Wetlands Points (seep. 52) 0 8 WATER QUALITY FUNCTIONS - Indicators that wetland functions to improve water quality R R R 1. Does the wetland have the • otential to improve water quality? R 1.1 Area of surface depressions within the riverine wetland that can trap sediments during a flooding event: Depressions cover >3/4 area of wetland points = 8 Depressions cover > 1/2 area of wetland points = 4 Deprecciono bwt over - 1/2 area of wetlan -1:,-...: — preoent _ To fissions present.... points = 0 R R R 17 Characterictics of the vegetatinn in the wetland (areac with > 90%, cover at percnn heightl• IForest or shrub > 2/3 the area of the wetland points = 8 Forest or shrub > 1/3 area of the wetland points = 6 Ungrazed, emergent plants > 2/3 area of wetland points = 6 Ungrazed emergent plants > 1/3 area of wetland points = 3 Forest, shrub, and ungrazed emergent < 1/3 area of wetland points = 0 Total for R 1 Add the points in the boxes above I 8 R R R 2. Does the wetland have the opportunity to improve water quality? (seep. 53) multiplier 2 Answer YES if you know or believe there are pollutants in groundwater or surface water coming into the wetland that would otherwise reduce water quality in streams, lakes or groundwater downgradient from the wetland? Note which of the following conditions provide the sources of pollutants. • Grazing in the wetland or within 150 ft • Untreated stormwater discharges to wetland • Tilled fields or orchards within 150 ft of wetland 0, A stream or culvert discharges into wetland that drains developed areas, residential areas, farmed fields, roads, or clear-cut logging • Residential, urban areas, golf courses are within 150 ft of wetland • The river or stream linked to the wetland has a contributing basin where human activities have raised levels of sediment, toxic compounds or nutrients in the river water above standards for water quality • Other IYES multiplier is 2 NO multiplier is 1 TOTAL - Water Quality Functions Multiply the score from R 1 by R 2 16 I Add score to table on p. 1 I Comments Wetland Rating Form — western Washington 5 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 F , Wetland AA — Tukwila Vintage Homes R Riverine and Freshwater Tidal Fringe Wetlands HYDROLOGIC FUNCTIONS - Indicators that wetland functions to reduce flooding and stream erosion R 3. Does the wetland have the i otential to reduce flooding and erosion? (seep. 54) R R 3.1 Characteristics of the overbank storage the wetland provides: Estimate the average width of the wetland perpendicular to the direction of the flow and the width of the stream or river channel (distance between banks). Calculate the ratio: (width of wetland)/(width of stream). If the ratio is more than 20 points = 9 If the ratio is between 10 — 20 points = 6 If the ratio is S_ <l fl rnintc = 4 2 (If the ratio is 1- <5 points = 21 If the ratio is < 1 points = 1 R R 3.2 Characteristics of vegetation that slow down water velocities during floods: Treat large woody debris as `forest or shrub ". Choose the points appropriate for the best description. (rnlyQnne naafi to haves m.0(10/ rnvar at rerenn heiIIht NflT Cnuzarflin rlaceae) 7 ( Forest or shrub for >1/3 area OR Emergent plants > 2/3 area points = 71 Forest or shrub for > 1/10 area OR Emergent plants > 1/3 area points = 4 Vegetation does not meet above criteria points = 0 R Total for R 3 Add the points in the boxes above ' 9 R R 4. Does the wetland have the opportunity to reduce flooding and erosion? (seep. 57) (see p. 57) multiplier 2 Answer YES if the wetland is in a location in the watershed where the flood storage, or reduction in water velocity, it provides helps protect downstream property and aquatic resources from flooding or excessive and/or erosive flows. Note which of the following conditions apply. • There are human structures and activities downstream (roads, buildings, bridges, farms) that can be damaged by flooding. • There are natural resources downstream (e.g. salmon redds) that can be damaged by flooding • Other (Answer NO if the major source of water to the wetland is controlled by a reservoir or the wetland is tidal fringe along the sides of a dike) l YES multiplier is 2 1 NO multiplier is 1 R TOTAL - Hydrologic Functions Multiply the score from R 3 by R 4 Add score to table on p. 1 18 Wetland Rating Form — western Washington 6 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 Wetland AA — Tukwila Vintage Homes These questions apply to wetlands of all HGM classes. HABITAT FUNCTIONS - Indicators that wetland functions to rovide im ' ortant habitat H 1. Does the wetland have the glItial to provide habitat for many species? H 1.1 Vegetation structure (seep. 72) 1 Check the types of vegetation classes present (as defined by Cowardin) if the class is '/ acre or covers more than 10% of the area of the wetland if unit smaller than 2.5 acres. • Aquatic bed • Emergent plants • Scrub/shrub (areas where shrubs have >30% cover) 01 Forested (areas where trees have >30% cover) 0 Forested areas have 3 out of 5 strata (canopy, sub -canopy, shrubs, herbaceous, moss/ground- cover) that each cover 20% within the forested polygon Add the number of vegetation types that qualify. If you have: 4 structures or more points = 4 t ctnirtnrec rnintc = 1 f2 structures points = 11 1 structure points = 0 H 1.2. Hydroperiods (see p. 73) 1 Check the types of water regimes (hydroperiods) present within the wetland. The water regime has to cover more than 10% of the wetland or acre to count. (see text for descriptions of hydroperiods) • Permanently flooded or inundated 4 or more types present points = 3 • Seasonally flooded or inundated 3 types present points = 2 • Occasionally flooded or inundated 2 types present points = 1 © Saturated only 1 types present points = 0 0 Permanently flowing stream or river in, or adjacent to, the wetland • Seasonally flowing stream in, or adjacent to, the wetland • Lake fringe wetland = 2 points • Freshwater tidal wetland = 2 points H 1.3. Richness of Plant Species (seep. 75) 1 Count the number of plant species in the wetland that cover at least 10 ft2. (different patches of the same species can be combined to meet the size threshold) You do not have to name the species. Do not include Eurasian milfoil, reed canarygrass, purple loosestrife, Canadian thistle If you counted: > 1 Q crPriec rni,ote =1 List species below if you want to: (5 - 19 species points = 1 1 < 5 species points = 0 Wetland Rating Form — western Washington 7 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 ! 1 Wetland AA — Tukwila Vintage Homes H 1.4. Interspersion of habitats (see p. 76) Decide from the diagrams below whether interspersion between Cowardin vegetation classes (described in H 1.1), or the classes and unvegetated areas (can include open water or mudflats) is high, medium, low, or none. None = 0 points High = 3 points NOTE: If you have four or more vegetation types or three vegetation types and open water the rating is always "high". Moderate = 2 points [riparian braided channels] H 1.5. Special Habitat Features: (seep. 77) Check the habitat features that are present in the wetland. The number of checks is the number of points you put into the next column. ❑X Large, downed, woody debris within the wetland (>4in. diameter and 6 ft long). • Standing snags (diameter at the bottom > 4 inches) in the wetland ® Undercut banks are present for at least 6.6 ft (2m) and/or overhanging vegetation extends at least 3.3 ft (1m) over a stream for at least 33 ft (10m) ❑ Stable steep banks of fine material that might be used by beaver or muskrat for denning (>30degree slope) OR signs of recent beaver activity are present ❑ At least % acre of thin -stemmed persistent vegetation or woody branches are present in areas that are permanently or seasonally inundated. (structures for egg -laying by amphibians) ❑ Invasive plants cover less than 25% of the wetland area in each stratum of plants Note: The 20% stated in early printings of the manual on page 78 is an error. H 1. TOTAL Score - potential for providing habitat Add the scores from H1.1, H1.2, H1.3, H1.4, H1.5 Wetland Rating Form — western Washington 8 Version 2 Updated with new WDFW definitions Oct. 2008 1 3 August 2004 / 1 t r Wetland AA — Tukwila Vintage Hornes H 2. Does the wetland have the opportunity to provide habitat for many species? H 2.1 Buffers (seep. 80) Choose the description that best represents condition of buffer of wetland. The highest scoring criterion that applies to the wetland is to be used in the rating. See text for definition of "undisturbed" ❑ 100 m (330ft) of relatively undisturbed vegetated areas, rocky areas, or open water >95% of circumference. No developed areas within undisturbed part of buffer. (relatively undisturbed also means no -grazing) Points = 5 ® 100 m (330 ft) of relatively undisturbed vegetated areas, rocky areas, or open water > 50% circumference. Points = 4 ❑ 50 m (170ft) of relatively undisturbed vegetated areas, rocky areas, or open water >95% circumference. Points = 4 ❑ 100 m (330ft) of relatively undisturbed vegetated areas, rocky areas, or open water > 25% circumference Points = 3 ❑ 50 m (170ft) of relatively undisturbed vegetated areas, rocky areas, or open water for > 50% circumference Points = 3 If buffer does not meet any of the criteria above ❑ No paved areas (except paved trails) or buildings within 25 m (80ft) of wetland > 95% circumference. Light to moderate grazing, or lawns are OK Points = 2 ❑ No paved areas or buildings within 50m of wetland for >50% circumference. Light to moderate grazing, or lawns are OK Points = 2 ❑ Heavy grazing in buffer. Points = 1 ❑ Vegetated buffers are <2m wide (6.6ft) for more than 95% of the circumference (e.g. tilled fields, paving, basalt bedrock extend to edge of wetland Points = 0 ❑ Buffer does not meet any of the criteria above ..Points = 1 H 2.2 Corridors and Connections (seep. 81) H 2.2.1 Is the wetland part of a relatively undisturbed and unbroken vegetated corridor (either riparian or upland) that is at least 150 ft wide, has at least 30% cover of shrubs, forest or native undisturbed prairie, that connects to estuaries, other wetlands or undisturbed uplands that are at least 250 acres in size? (dams in riparian corridors, heavily used gravel roads, paved roads, are considered breaks in the corridor). YES = 4 points (go to H2.3) NO = go to H 2.2.2 H 2.2.2 Is the wetland part of a relatively undisturbed and unbroken vegetated corridor (either riparian or upland) that is at least 50ft wide, has at least 30% cover of shrubs or forest, and connects to estuaries, other wetlands or undisturbed uplands that are at least 25 acres in size? OR a Lake -fringe wetland, if it does not have an undisturbed corridor as in the question above? YES = 2 points (go to H 2.3) NO = H 2.2.3 H 2.2.3 Is the wetland: within 5 mi (8km) of a brackish or salt water estuary OR within 3 mi of a large field or pasture (>40 acres) OR within 1 mi of a lake greater than 20 acres? YES = 1 point NO = 0 points Wetland Rating Form — western Washington 9 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 i � 1 Wetland AA — Tukwila Vintage Homes H 2.3 Near or adjacent to other priority habitats listed by WDFW (see new and complete descriptions of WDFW priority habitats, and the counties in which they can be found, in the PHS report http://wdf v.wa.Qov/hab/phslist.htm) Which of the following priority habitats are within 330ft (100m) of the wetland? (NOTE: the connections do not have to be relatively undisturbed) ❑ Aspen Stands: Pure or mixed stands of aspen greater than 0.4 ha (1 acres). • Biodiversity Areas and Corridors: Areas of habitat that are relatively important to various species of native fish and wildlife (full description in WDFW PHS report p. 152) ❑ Herbaceous Balds: Variable size patches of grass and forbs on shallow soils over bedrock. ❑ Old-growth/Mature forests: (Old -growth west of Cascade crest) Stands of at least 2 tree species, forming a multi -layered canopy with occasional small openings; with at least 20 trees/ha (8 trees/acre) > 81 cm (32 in) dbh or > 200 years of age. (Mature forests.) Stands with average diameters exceeding 53 cm (21 in) dbh; crown cover may be less that 100%; crown cover may be less that 100%; decay, decadence, numbers of snags, and quantity of large downed material is generally less than that found in old -growth; 80 - 200 years old west of the Cascade crest. ❑ Oregon white Oak: Woodlands Stands of pure oak or oak/conifer associations where canopy coverage of the oak component is important (full descriptions in WDFW PHS report p. 158) ❑X Riparian: The area adjacent to aquatic systems with flowing water that contains elements of both aquatic and terrestrial ecosystems which mutually influence each other. ❑ Westside Prairies: Herbaceous, non -forested plant communities that can either take the form of a dry prairie or a wet prairie (full descriptions in WDFW PHS report p. 161) • Instream: The combination of physical, biological, and chemical processes and conditions that interact to provide functional life history requirements for instream fish and wildlife resources. ❑ Nearshore: Relatively undisturbed nearshore habitats. These include Coastal Nearshore, Open Coast Nearshore, and Puget Sound Nearshore. (full descriptions of habitats and the definition of relatively undisturbed are in WDFW report: pp. 167-169 and glossary in Appendix A.) ❑ Caves: A naturally occurring cavity, recess, void, or system of interconnected passages under the earth in soils, rock, ice, or other geological formations and is large enough to contain a human. ❑ Cliffs: Greater than 7.6 m (25 ft) high and occurring below 5000 ft. ❑ Talus: Homogenous areas of rock rubble ranging in average size 0.15 - 2.0 m (0.5 - 6.5 ft), composed of basalt, andesite, and/or sedimentary rock, including riprap slides and mine tailings. May be associated with cliffs. ❑ Snags and Logs: Trees are considered snags if they are dead or dying and exhibit sufficient decay characteristics to enable cavity excavation/use by wildlife. Priority snags have a diameter at breast height of >51 cm (20 in) in western Washington and are > 2 m (6.5 ft) in height. Priority logs are > 30cyn (1') in) in rii,amatPr at thv lnrapet Pti`i anri Grnf7(1 ft) In,, IIf wetland has 3 or more priority habitats = 4 points 1t wetland has 2 priority habitats = 3 points If wetland has 1 priority habitat =1 point No habitats = 0 points Note: All vegetated wetland are by definition a priority habitat but are not included in this list. Nearby wetlands are addressed in question H2.4. Wetland Rating Form — western Washington 10 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 !• \ . J Wetland AA — Tukwila Vintage Homes H 2.4 Wetland Landscape (choose the one description of the landscape around the wetland that best fits) 5 (cvor Rd) There are at least 3 other wetlands within 'A mile, and the connections between them are 1 relatively undisturbed (light grazing between wetlands OK, as is lake shore with some boating, but connections should NOT be bisected by paved roads, fill, fields, or other development points = 5l The walldlld Is Ldkc-Ilhlge Ull Cl lake with Illtle dIsLU1bd11L.c and LlICIC ale J utlici lake -fringe wetlands within'A mile points = 5 There are at least 3 other wetlands within'A mile, BUT the connections between them are disturbed points = 3 The wetland is Lake -fringe on a lake with disturbance and there are 3 other lake -fringe wetland within'A mile points = 3 There is at least 1 wetland within 'A mile. points = 2 There are no wetlands within 'A mile. points = 0 H 2. TOTAL Score - opportunity for providing habitat Add the scores from H2.1, H2.2, H2.3, H2.4 13 TOTAL for Hl from page 14 7 Total Score for Habitat Functions — add the points for H 1, H 2 and record the result on p. 1 I 20 1 Wetland Rating Form — western Washington 11 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 Wetland AA — Tukwila Vintage Hornes CATEGORiIZATION BASED ON SPECIAL CHARACTERISTICS Please determine if the wetland meets the attributes described below and circle the appropriate Category. Wetland Type Check off any criteria that apply to the wetland. Circle the Category when the appropriate criteria are met. Category SC 1.0 Estuarine wetlands (seep. 86) Does the wetland unit meet the following criteria for Estuarine wetlands? • The dominant water regime is tidal, • Vegetated, and • With a salinity greater than 0.5 ppt. YES = Go to SC 1.1 NO 0 SC 1.1 Is the wetland unit within a National Wildlife Refuge, National Park, National Estuary Reserve, Natural Area Preserve, State Park or Educational, Environmental, or Scientific Reserve designated under WAC 332-151? Cat. I • YES = Category I • NO = to SC 1.2 go SC 1.2 Is the wetland unit at least 1 acre in size and meets at least two of the following three conditions? Cat. I Cat. II Dual rating 1/II • YES = Category I • NO = Category II ■ The wetland is relatively undisturbed (has diking, ditching, filling, no cultivation, grazing, and has less than 10% cover of non-native plant species. If the non-native Spartina spp. are the only species that cover more than 10% of the wetland, then the wetland should be given a dual rating (I/II) The are aof Spartina would be rated a Category II while the relatively undisturbed upper marsh with native species would be a Category I. Do not, however, exclude the area of Spartina in determining the size threshold of 1 acre. • At least 3/ of the landward edge of the wetland has 100 ft buffer a of shrub, forest, or un-grazed or un-mowed wetland. • The wetland has at least 2 or the following features: tidal channels, depressions with open water, or contiguous freshwater wetlands. Wetland Rating Form — western Washington 12 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 ..J .l - J Wetland AA — Tukwila Vintage Homes SC 2.0 Natural Heritage Wetlands (seep. 87) Natural Heritage wetlands have been identified by the Washington Natural Heritage Program/DNR as either high quality undisturbed wetlands or wetlands that support state Threatened, Endangered, or Sensitive plant species. SC 2.1 Is the wetland being rated in a Section/Township/Range that contains a Natural Heritage wetland? (this question is used to screen out most sites before you need to contact WNHP/DNR) S/T/R information from Appendix D ® or accessed from WNHP/DNR web site ❑ YES ❑ — contact WNHP/DNR (see p. 79) and go to SC 2.2 NO SC 2.2 Has DNR identified the wetland as a high quality undisturbed wetland or as or as a site with state threatened or endangered plant species? YES = Category I NO ❑ Not a Heritage Wetland Cat. I SC 3.0 Bogs (seep. 87) Does the wetland (or any part of the unit) meet both the criteria for soils and vegetation in bogs? Use the key below to identify if the wetland is a bog. If you answer yes, you will still need to rate the wetland based on its functions. 1. Does the wetland have organic soils horizons (i.e. layers of organic soil), either peats or mucks, that compose 16" or more of the first 32 inches of the soil profile? (See Appendix B for a field key to identify organic soils.) Yes - go to Q.3 NO - go to Q.2 2. Does the wetland have organic soils, either peats or mucks, that are less than 16 inches deep over bedrock or an impermeable hardpan such as clay or volcanic ash, or that are floating on top of a lake or pond? Yes - go to Q.3 NO ® is not a bog for purpose of rating 3. Does the wetland have more than 70% cover of mosses at ground level, AND other plants, if present, consist of the "bog" species listed in Table 3 as a significant component of the vegetation (more than 30% of the total shrub and herbaceous cover consists species in Table 3)? Yes — Is a bog for purpose of rating NO - go to Q.4 NOTE: If you are uncertain about the extent of mosses in the understory, you may substitute that criterion by measuring the pH of the water that seeps into a hole dug at least 16" deep. If the pH is less than 5.0 and the "bog" plant species in Table 3 are present, the wetland is a bog. 4. Is the wetland forested (>30% cover) with sitka spruce, subalpine fir, western red cedar, western hemlock, lodgepole pine, quaking aspen, Englemann's spruce, or western white pine, WITH any of the species (or combination of species) on the bog species plant list in Table 3 as a significant component of the ground cover (>30% coverage of the total shrub/herbaceous cover)? YES = Category I NO ❑ is not a bog for purpose of rating Cat. I Wetland Rating Form — western Washington 13 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 % 1 1 \ i . • Wetland AA — Tukwila Vintage Homes SC 4.0 Forested Wetlands (seep. 90) Does the wetland have at least 1 acre of forest that meet one of these criteria for the Department of Fish and Wildlife's forests as priority habitats? If you answer yes you will still need to rate the wetland based on its functions. ❑ Old growth forests: (west of Cascade crest) Stands of at least two tree species, forming a multi -layered canopy with occasional small openings; with at least 8 trees/acre (20 trees/hectare) that are at least 200 years of age OR have a diameter at breast height (dbh) of 32 inches (81 cm) or more. Note: The criterion for dbh is based on measurements for upland forests. Two hundred year old trees in wetlands will often have a smaller dbh because their growth rates are often slower. The DFW criterion is and "OR" so old - growth forests do not necessarily have to have trees of this diameter. ❑ Mature forests: (west of the Cascade crest) Stands where the largest trees are 80-200 years old OR have average diameters (dbh) exceeding 21 in (53 cm); crown cover may be less than 100%; decay, decadence, numbers of snags, and quanitity of large downed material is generally less than that found in old-growtl Cat. I YES = Category 1 NO ® not a forested wetland with special characteristics SC 5.0 Wetlands in Coastal Lagoons (see p. 91) Does the wetland meet all of the following criteria of a wetland in a coastal lagoon? ❑ The wetland lies in a depression adjacent to marine waters that is wholly or partially separated from marine waters by sandbanks, gravel banks, shingle, or, less frequently, rocks. ❑ The lagoon in which the wetland is located contains surgace water that is saline or brackish (> 0.5 ppt) during most of the year in at least a portion of the lagoon (needs to be measured near the bottom) YES — Go to SC 5.1 NO ® not a wetland in a coastal lagoon SC 5.1 Does the wetland meet all of the following three conditions? ❑ The wetland is relatively undisturbed (has no diking, ditching, filling, cultivation, grazing), and has less than 20% cover of invasive plant species (see list of invasive species on p. 74). ❑ At least 3/4 of the landward edge of the wetland has a 100 ft buffer of shrub, forest, or un-grazed or un-mowed grassland. ❑ The wetalnd is larger than 1/10 acre (4350 square feet) YES = Category I NO = Category II Cat. I Cat. II Wetland Rating Form — western Washington 14 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 Wetland AA — Tukwila Vintage Homes SC 6.0 Interdunal Wetlands (see p. 93) Is the wetalnd unit west of: the 1889 line (also called the Westarn Boundary of Upland Ownership or WBUO)? YES — go to SC 6.1 NO ® not an interdunal wetland for rating If you answer yes you will still need to rate the wetland based on its functions. In practical terms that means the following geographic areas: — Long Beach Peninsula — lands west of SR 103 — Grayland-Westport — lands west of SR 105 — Ocean Shores-Copalis — lands west of SR 115 and SR 109 SC 6.1 Is the wetland 1 acre or larger, or is it in a mosaic of wetlands that is 1 acre or larger? YES = Category II NO — go to SC 6.2 SC 6.2 Is the unit between 0.1 and 1 acre, or is it in a mosaic of wetlands that is between 0.1 and 1 acre? YES = Category III Cat. II Cat. III Category of wetland based on Special Characteristics Choose the "highest" rating if wetland falls into several categorie, and record on p. 1 . If you answered NO for all types enter "Not Applicable" on p.l Wetland Rating Form — western Washington 15 Version 2 Updated with new WDFW definitions Oct. 2008 N/A August 2004 Wetland B — Tukwila Vintage Homes WETLAND RATING FORM — WESTERN WASHINGTON Version 2 — Updated July 2006 to increase accuracy and reproducibility among users Updated Oct 2008 with the new WDFW definitions for priority habitats Name of wetland: Wetland B Date of Site visit: 11/08/2016 Rated by: R. Whitson, J. Palmer Trained by Ecology? Yes® No❑ Date of Training: 3/2015* SEC: 3 TWNSHP: 23N RNGE: 04E Is S/T/R in Appendix D? YesE No IZ *trained for 2014 Update, not original 2004 system SUMMARY OF RATING Category based on FUNCTIONS provided by wetland I II III IV® Category I = Score >70 Category II = Score 51-69 Category III = Score 30-50 Category IV = Score < 30 Score for Water Quality Functions Score for Hydrologic Functions Score for Habitat Functions TOTAL score for functions I 16 0 2 14 Category based on SPECIAL CHARACTERISTICS of wetland ID II ❑ Does not Apply ❑ Final Category (choose the "highest" category from above) Check the appropriate type and class of wetland being rated. Wetland Type Wetland Class Estuarine Depressional • ■ Natural Heritage Wetland Riverine • ■ Bog Lake -fringe ■ ■ Mature Forest Slope ■ 0 Old Growth Forest Flats ■ ■ Coastal Lagoon Freshwater Tidal • ■ Interdunal • n None of the above Check if unit has multiple HGM classes present • Wetland Rating Form — western Washington 1 Version 2 Updated with new WDFW definitions Oct. 2008 IV August 2004 Wetland B — Tukwila Vintage Homes Does the wetland unit being rated meet any of the criteria below? If you answer YES to any of the questions below you will need to protect the wetland according to the regulations regarding the special characteristics found in the wetland. Check List for Wetlands That May Need Additional Protection (in addition to the protection recommended for its category) YES NO SP 1. Has the wetland unit been documented as a habitat for any Federally listed Threatened or Endangered animal or plant species (T/E species)? For the purposes of this rating system, "documented" means the wetland is on the appropriate state or federal database. X SP2. Has the wetland unit been documented as habitat for any State listed Threatened or Endangered animal species? For the purposes of this rating system, "documented" means the wetland is on the appropriate state database. Note: Wetlands with State listed plant species are categorized as Category I Natural Heritage Wetlands (see p. 19 of data form). X* SP3. Does the wetland unit contain individuals of Priority species listed by the WDFW for the state? X SP4. Does the wetland unit have a local significance in addition to its functions? For example, the wetland has been identified in the Shoreline Master Program, the Critical Areas Ordinance, or in a local management plan as having special significance. X *The study area was reviewed for the presence of endangered, threatened, and priority species using WDFW online Priority Habitat and Species Data, PHS on the Web (http ://wdfw.wa.gov/mapping/phs/). To complete the next part of the data sheet you will need to determine the Hydrogeomorphic Class of the wetland being rated. The hydrogeomorphic classification groups wetlands into those that function in similar ways. Classifying the wetland first simplifies the questions needed to answer how it functions. The Hydrogeomorphic Class of a wetland can be determined using the key below. See p. 24 for more detailed instructions on classifying wetlands. Wetland Rating Form — western Washington 2 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 J Wetland B — Tukwila Vintage Homes Classification of Wetland Units in Western Washington If the hydrologic criteria listed in each question do not apply to the entire unit being rated, you probably have a unit with multiple HGM classes. In this case, identify which hydrologic criteria in Questions 1-7 apply, and go to Question 8. 1. Are the water levels in the wetland unit usually controlled by tides (i.e. except during floods)? © NO — go to 2 ❑❑YES — the wetland class is Tidal Fringe If yes, is the salinity of the water during periods of annual low flow below 0.5 ppt (parts per thousand)? YES — Freshwater Tidal Fringe NO — Saltwater Tidal Fringe (Estuarine) If your wetland can be classified as a Freshwater Tidal Fringe use the forms for Riverine wetlands. If it is Saltwater Tidal Fringe it is rated as an Estuarine wetland. Wetlands that were called estuarine in the first and second editions of the rating system are called Salt Water Tidal Fringe in the Hydrogeomorphic Classification. Estuarine wetlands were categorized separately in the earlier editions, and this separation is being kept in this revision. To maintain consistency between editions, the term "Estuarine" wetland is kept. Please note, however, that the characteristics that define Category I and II estuarine wetlands have changed (see p. ). 2. The entire wetland unit is flat and precipitation is only source (>90%) of water to it. Groundwater and surface water runoff are NOT sources of water to the unit © NO — go to 3 ❑ YES — The wetland class is Flats If your wetland can be classified as a "Flats" wetland, use the form for Depressional wetlands. 3. Does the entire wetland unit meet both of the following criteria? ❑ The vegetated part of the wetland is on the shores of a body of open water (without any vegetation on the surface) at least 20 acres (8 ha) in size; ❑ At least 30% of the open water area is deeper than 6.6 ft (2 m)? ®NO — go to 4 EYES — The wetland class is Lake -fringe (Lacustrine Fringe) 4. Does the entire wetland unit meet all of the following criteria? © The wetland is on a slope (slope can be very gradual), © The water flows through the wetland in one direction (unidirectional) and usually comes from seeps. It may flow subsurface, as sheetflow, or in a swale without distinct banks. E The water leaves the wetland without being impounded? NOTE: Surface water does not pond in these types of wetlands except occasionally in very small and shallow depressions or behind hummocks (depressions are usually <3ft diameter and less than a foot deep). ❑ NO — go to 5 ® YES — The wetland class is Slope Wetland Rating Form — western Washington 3 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 r >> Wetland B — Tukwila Vintage Homes 5. Does the entire wetland unit meet all of the following criteria? ❑ The unit is in a valley, or stream channel, where it gets inundated by overbank flooding from that stream or river. ❑ The overbank flooding occurs at least once every two years NOTE: The riverine unit can contain depressions that are filled with water when the river is not flooding. ® NO - go to 6 El YES — The wetland class is Riverine 6. Is the entire wetland unit in a topographic depression in which water ponds, or is saturated to the surface, at some time during the year. This means that any outlet, if present, is higher than the interior of the wetland. ® NO — go to 7 ❑ YES — The wetland class is Depressional 7. Is the entire wetland unit located in a very flat area with no obvious depression and no overbank flooding. The unit does not pond surface water more than a few inches. The unit seems to be maintained by high groundwater in the area. The wetland may be ditched, but has no obvious natural outlet. © NO — go to 8 ❑ YES — The wetland class is Depressional 8. Your wetland unit seems to be difficult to classify and probably contains several different HGM classes. For example, seeps at the base of a slope may grade into a riverine floodplain, or a small stream within a depressional wetland has a zone of flooding along its sides. GO BACK AND IDENTIFY WHICH OF THE HYDROLOGIC REGIMES DESCRIBED IN QUESTIONS 1-7 APPLY TO DIFFERENT AREAS IN THE UNIT (make a rough sketch to help you decide). Use the following table to identify the appropriate class to use for the rating system if you have several HGM classes present within your wetland. NOTE: Use this table only if the class that is recommended in the second column represents 10% or more of the total area of the wetland unit being rated. If the area of the class listed in column 2 is less than 10% of the unit, classify the wetland using the class that represents more than 90% of the total area. HGM classes within the wetland unit being rated HGM Class to Use in Rating Slope + Riverine Riverine Slope + Depressional Depressional Slope + Lake -fringe Lake -fringe Depressional + Riverine along stream within boundary Depressional Depressional + Lake -fringe Depressional Salt Water Tidal Fringe and any other class of freshwater wetland Treat as ESTUARINE under wetlands with special characteristics If you are unable still to determine which of the above criteria apply to your wetland, or you have more than 2 HGM classes within a wetland boundary, classify the wetland as Depressional for the rating. Wetland Rating Form — western Washington 4 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 Wetland B — Tukwila Vintage Homes S Slope Wetlands Points (seep. 64) 0 WATER QUALITY FUNCTIONS - Indicators that wetland functions to improve water quality S S S 1. Does the wetland have the s otential to improve water quality? S 1.1 Characteristics of average slope of wetland: Slope isl% or less (a 1% slope has a 1 foot vertical drop in elevation horizontal distance) for every 100 ft points = 3 Slope is 1% - 2% points = 2 cierc ;c 20/ SO/ Slope is greater than 5% points = 0 ) S S 1.2 The soil 2 inches below the surface (or YES = 3 points duff layer) is ay nr nrgTnir (, e NRCS definitions). 0 NO = 0 points S S S 1.3 Characteristics of the vegetation in the wetland that trap sediments and pollutants: Choose the points appropriate for the description that best fits the vegetation in the wetland. Dense vegetation means you have trouble seeing the soil surface. Dense vegetation means you have trouble seeing the soil surface (>75% cover) and uncut means not grazed or mowed and plants are higher than 6 inches. Dense, ungrazed, herbaceous vegetation > 90% of the wetland area points = 6 Dense, ungrazed, herbaceous vegetation > 1/2 of area points = 3 Dense, woody, vegetation >'' of area points = 2 Lk w re ' rg'--4, hr-b^c-or^ ..ogv<^t'®7 -- 1'1 cf era — 0 _lair p*c I `Does not meet any of the criteria above for vegetation points = 0, Total for S 1 Add the points in the boxes above ' 0 S S 2. Does the wetland have the opportunity to improve water quality? are pollutants in groundwater water quality in streams, of the following conditions from several sources, 150 ft to wetland within 150 ft of wetland wetland that drains logging courses are within 150 (seep. 67) or surface water coming lakes or groundwater provide the sources of but any single source would developed areas, residential ft upslope of wetland (see p. 67) multiplier 1 Answer YES if you know or believe there into the wetland that would otherwise reduce downgradient from the wetland? Note which pollutants.A unit may have pollutants coming qualify as opportunity. • Grazing in the wetland or within • Untreated stormwater discharges • Tilled fields, logging or orchards • A stream or culvert discharges into areas, farmed fields, roads, or clear-cut • Residential, urban areas, or golf • Other YES multiplier is 2 NO multiplier is 1 S TOTAL - Water Quality Functions Multiply the score from S 1 by S 2 Add score to table on p. 1 Wetland Rating Form — western Washington 5 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 . ..a -J _J Wetland B — Tukwila Vintage Homes S Slope Wetlands Points HYDROLOGIC FUNCTIONS - Indicators that wetland functions to reduce flooding and stream erosion S 3. Does the wetland have the 1 otential to reduce flooding and erosion? (seep. 68) S S 3.1 Characteristics of vegetation that reduce the velocity of surface flows during storms. Choose the points appropriate for the description that best fit conditions in the wetland. (stems of plants should be thick enough (usually > 1/8in), or dense enough, to remain erect during surface flows) Dense, uncut, rigid vegetation covers > 90% of the area of the wetland. points = 6 TlPnce nnrnt rigid upIIPtatinn 111 area nfu1Ptlan,l = 2 1 rnintc ( Dense, uncut, rigid vegetation > 1/4 area points = 1' More than 1/4 of area is grazed, mowed, tilled or vegetation is not rigid points = 0 S S 3.2 Characteristics of slope wetland that holds back small amounts of flood flows: The slope wetland has small surface depressions that can retain water over at least 10% of its area. V.PC • 0 r�,,,tc-7 NO oints = 0 S Total for S 3 Add the points in the boxes above 1 S S 4. Does the wetland have the opportunity to reduce flooding and erosion? (seep. 70) (see p. 70) multiplier 2 Is the wetland in a landscape position where the reduction in water velocity it provides helps protect downstream property and aquatic resources from flooding or excessive and/or erosive flows? Note which of the following conditions apply. • Wetland has surface runoff that drains to a river has flooding or stream that problems a Other highway downstream (Answer NO if the major source of water to the wetland is controlled by a reservoir or the wetland is tidal fringe along the sides of a dike) YES multiplier is 2 NO multiplier is 1 S TOTAL - Hydrologic Functions Multiply the score from S 3 by S 4 I Add score to table on p. 1 2 I Comments Wetland Rating Form — western Washington 6 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 .J .a ..1 Wetland B — Tukwila Vintage Homes These questions apply to wetlands of all HGM classes. HABITAT FUNCTIONS - Indicators that wetland functions to provide important habitat H 1. Does the wetland have the potential to provide habitat for many species? H 1.1 Vegetation structure (seep. 72) 1 Check the types of vegetation classes present (as defined by Cowardin) if the class is '/ acre or covers more than 10% of the area of the wetland if unit smaller than 2.5 acres. • Aquatic bed • Emergent plants • Scrub/shrub (areas where shrubs have >30% cover) 11 Forested (areas where trees have >30% cover) 0 Forested areas have 3 out of 5 strata (canopy, sub -canopy, shrubs, herbaceous, moss/ground- cover) that each cover 20% within the forested polygon Add the number of vegetation types that qualify. If you have: 4 structures or more points = 4 2 ctnlob nrac rnintc = 7 12 structures points = 1 J 1 structure points = 0 H 1.2. Hydroperiods (seep. 73) 0 Check the types of water regimes (hydroperiods) present within the wetland. The water regime has to cover more than 10% of the wetland or acre to count. (see text for descriptions of hydroperiods) • Permanently flooded or inundated 4 or more types present points = 3 • Seasonally flooded or inundated 3 types present points = 2 • Occasionally flooded or inundated 2 types present points = 1 0 Saturated only f 1 types present points = 0 ) • Permanently flowing stream or river in, or adjacent to, the wetland • Seasonally flowing stream in, or adjacent to, the wetland • Lake fringe wetland = 2 points • Freshwater tidal wetland = 2 points H 1.3. Richness of Plant Species (seep. 75) 1 Count the number of plant species in the wetland that cover at least 10 ft2. (different patches of the same species can be combined to meet the size threshold) You do not have to name the species. Do not include Eurasian milfoil, reed canarygrass, purple loosestrife, Canadian thistle If you counted: > i 0 Cr P!`i Pc pnintc = 7 List species below if you want to: ` 5 - 19 species points = 1 1 < 5 species points = 0 Wetland Rating Form — western Washington 7 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 r' 1 Wetland B — Tukwila Vintage Homes H 1.4. Interspersion of habitats (seep. 76) Decide from the diagrams below whether interspersion between Cowardin vegetation classes (described in H 1.1), or the classes and unvegetated areas (can include open water or mudflats) is high, medium, low, or none. CD None = 0 points Low = 1 point Moderate = 2 points [riparian braided channels] High = 3 points NOTE: If you have four or more vegetation types or three vegetation types and open water the rating is always "high". H 1.5. Special Habitat Features: (seep. 77) Check the habitat features that are present in the wetland. The number of checks is the number of points you put into the next column. ❑ Large, downed, woody debris within the wetland (>4in. diameter and 6 ft long). ❑ Standing snags (diameter at the bottom > 4 inches) in the wetland ❑ Undercut banks are present for at least 6.6 ft (2m) and/or overhanging vegetation extends at least 3.3 ft (1m) over a stream for at least 33 ft (10m) ❑ Stable steep banks of fine material that might be used by beaver or muskrat for denning (>30degree slope) OR signs of recent beaver activity are present ❑ At least '/ acre of thin -stemmed persistent vegetation or woody branches are present in areas that are permanently or seasonally inundated. (structures for egg -laying by amphibians) ❑ Invasive plants cover less than 25% of the wetland area in each stratum of plants Note: The 20% stated in early printings of the manual on pge 78 is an error. H 1. TOTAL Score - potential for providing habitat Add the scores from H1.1, H1.2, H1.3, H1.4, H1.5 Wetland Rating Form — western Washington 8 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 } Wetland B — Tukwila Vintage Homes H 2. Does the wetland have the opportunity to provide habitat for many species? H 2.1 Buffers (seep. 80) Choose the description that best represents condition of buffer of wetland. The highest scoring criterion that applies to the wetland is to be used in the rating. See text for definition of "undisturbed." E 100 m (330ft) of relatively undisturbed vegetated areas, rocky areas, or open water >95% of circumference. No developed areas within undisturbed part of buffer. (relatively undisturbed also means no-grazinel Points = 5 ® 100 m (330 ft) of relatively undi sturbed vegetated areas, rocky areas, or open water > 50% circumference. Points = 4 ❑ 50 m (170ft) of relatively undisturbed vegetated areas, rocky areas, or open water >95% circumference. Points = 4 ❑ 100 m (330ft) of relatively undisturbed vegetated areas, rocky areas, or open water > 25% circumference Points = 3 ❑ 50 m (170ft) of relatively undisturbed vegetated areas, rocky areas, or open water for > 50% circumference Points = 3 If buffer does not meet any of the criteria above ❑ No paved areas (except paved trails) or buildings within 25 m (80ft) of wetland > 95% circumference. Light to moderate grazing, or lawns are OK Points = 2 ❑ No paved areas or buildings within 50m of wetland for >50% circumference. Light to moderate grazing, or lawns are OK Points = 2 ❑ Heavy grazing in buffer. Points = 1 ❑ Vegetated buffers are <2m wide (6.6ft) for more than 95% of the circumference (e.g. tilled fields, paving, basalt bedrock extend to edge of wetland Points = 0 ❑ Buffer does not meet any of the criteria above .Points = 1 H 2.2 Corridors and Connections (seep. 81) H 2.2.1 Is the wetland part of a relatively undisturbed and unbroken vegetated corridor (either riparian or upland) that is at least 150 ft wide, has at least 30% cover of shrubs, forest or native undisturbed prairie, that connects to estuaries, other wetlands or undisturbed uplands that are at least 250 acres in size? (dams in riparian corridors, heavily used gravel roads, paved roads, are considered breaks in the corridor). YES = 4 points (go to H2.3) NO = go to H 2.2.2 H 2.2.2 Is the wetland part of a relatively undisturbed and unbroken vegetated corridor (either riparian or upland) that is at least 50ft wide, has at least 30% cover of shrubs or forest, and connects to estuaries, other wetlands or undisturbed uplands that are at least 25 acres in size? OR a Lake -fringe wetland, if it does not have an undisturbed corridor as in the question above? YES = 2 points (go to H2.3) NO = H 2.2.3 H 2.2.3 Is the wetland: within 5 mi (8km) of a brackish or salt water estuary OR within 3 mi of a large field or pasture (>40 acres) OR within 1 mi of a lake greater than 20 acres? YES = 1 point I NO = 0 points ) Wetland Rating Form — western Washington 9 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 !'\ Wetland B — Tukwila Vintage Homes H 2.3 Near or adjacent to other priority habitats listed by WDFW (see new and complete descriptions of WDFW priority habitats, and the counties in which they can be found, in the PHS report http://wdfw. wa.Qov/hab/phslist.htm) Which of the following priority habitats are within 330ft (100m) of the wetland? (NOTE: the connections do not have to be relatively undisturbed) ❑ Aspen Stands: Pure or mixed stands of aspen greater than 0.4 ha (1 acres). ® Biodiversity Areas and Corridors: Areas of habitat that are relatively important to various species of native fish and wildlife (full description in WDFW PHS report p. 152) ❑ Herbaceous Balds: Variable size patches of grass and forbs on shallow soils over bedrock. ❑ Old-growth/Mature forests: (Old -growth west of Cascade crest) Stands of at least 2 tree species, forming a multi -layered canopy with occasional small openings; with at least 20 trees/ha (8 trees/acre) > 81 cm (32 in) dbh or > 200 years of age. (Mature forests.) Stands with average diameters exceeding 53 cm (21 in) dbh; crown cover may be less that 100%; crown cover may be less that 100%; decay, decadence, numbers of snags, and quantity of large downed material is generally less than that found in old -growth; 80 - 200 years old west of the Cascade crest. ❑ Oregon white Oak: Woodlands Stands of pure oak or oak/conifer associations where canopy coverage of the oak component is important (full descriptions in WDFW PHS report p. 158) ❑ Riparian: The area adjacent to aquatic systems with flowing water that contains elements of both aquatic and terrestrial ecosystems which mutually influence each other. ❑ Westside Prairies: Herbaceous, non -forested plant communities that can either take the form of a dry prairie or a wet prairie (full descriptions in WDFW PHS report p. 161) ❑ Instream: The combination of physical, biological, and chemical processes and conditions that interact to provide functional life history requirements for instream fish and wildlife resources. ❑ Nearshore: Relatively undisturbed nearshore habitats. These include Coastal Nearshore, Open Coast Nearshore, and Puget Sound Nearshore. (full descriptions of habitats and the definition of relatively undisturbed are in WDFW report: pp. 167-169 and glossary in Appendix A.) ❑ Caves: A naturally occurring cavity, recess, void, or system of interconnected passages under the earth in soils, rock, ice, or other geological formations and is large enough to contain a human. ❑ Cliffs: Greater than 7.6 m (25 ft) high and occurring below 5000 ft. ❑ Talus: Homogenous areas of rock rubble ranging in average size 0.15 - 2.0 m (0.5 - 6.5 ft), composed of basalt, andesite, and/or sedimentary rock, including riprap slides and mine tailings. May be associated with cliffs. • Snags and Logs: Trees are considered snags if they are dead or dying and exhibit sufficient decay characteristics to enable cavity excavation/use by wildlife. Priority snags have a diameter at breast height of >51 cm (20 in) in western Washington and are > 2 m (6.5 ft) in height. Priority logs are > 30cm (12 in) in diameter at the largest end, and > 6m (20 ft) long. Tf wetland has 3 nr mnrp prinrity habitats = points If wetland has 2 priority habitats = 3 points J If wetland has 1 priority habitat =1 point No habitats = 0 points Note: All vegetated wetland are by definition a priority habitat but are not included in this list. Nearby wetlands are addressed in question H2.4. Wetland Rating Form — western Washington 10 Version 2 Updated with new WDFW definitions Oct. 2008 3 August 2004 --a . J J Wetland B — Tukwila Vintage Homes H 2.4 Wetland Landscape (choose the one description of the landscape around the wetland that best fits) 5 There are at least 3 other wetlands within 'A mile, and the connections between them are relatively undisturbed (light grazing between wetlands OK, as is lake shore with some boating, but connections should NOT be bisected by paved roads, fill, fields, or other development points = 5 ne weuanu is Laxe-range on a !axe witn Arne uismui dance anu mere aie i otner lake -fringe wetlands within 'A mile points = 5 There are at least 3 other wetlands within '/2 mile, BUT the connections between them are disturbed points = 3 The wetland is Lake -fringe on a lake with disturbance and there are 3 other lake -fringe wetland within 'A mile points = 3 There is at least 1 wetland within 'A mile. points = 2 There are no wetlands within 'A mile. points = 0 H 2. TOTAL Score - opportunity for providing habitat Add the scores from H2.1, H2.2, H2.3, H2.4 12 TOTAL for H1 from page 14 2 Total Score for Habitat Functions — add the points for H 1, H 2 and record the result on p. 1 I 14 Wetland Rating Form — western Washington 11 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 Wetland B — Tukwila Vintage Homes CATEGORIZATION BASED ON SPECIAL CHARACTERISTICS Please determine if the wetland meets the attributes described below and circle the appropriate Category. Wetland Type Check off any criteria that apply to the wetland. Circle the Category when the appropriate criteria are met. Category SC 1.0 Estuarine wetlands (seep. 86) Does the wetland unit meet the following criteria for Estuarine wetlands? • The dominant water regime is tidal, • Vegetated, and • With a salinity greater than 0.5 ppt. YES = Go to SC 1.1 NO 0 SC 1.1 Is the wetland unit within a National Wildlife Refuge, National Park, National Estuary Reserve, Natural Area Preserve, State Park or Educational, Environmental, or Scientific Reserve designated under WAC 332-151? Cat. I • YES = Category I • NO = go to SC 1.2 SC 1.2 Is the wetland unit at least 1 acre in size and meets at least two of the following three conditions? Cat. I Cat. II Dual rating I/II • YES = Category I • NO = Category II • The wetland is relatively undisturbed (has no diking, ditching, filling, cultivation, grazing, and has less than 10% cover of non-native plant species. If the non-native Spartina spp. are the only species that cover more than 10% of the wetland, then the wetland should be given a dual rating (I/II) The are aof Spartina would be rated a Category II while the relatively undisturbed upper marsh with native species would be a Category I. Do not, however, exclude the area of Spartina in determining the size threshold of 1 acre. • At least 3/ of the landward edge of the wetland has a 100 ft buffer of shrub, forest, or un-grazed or un-mowed wetland. • The wetland has at least 2 or the following features: tidal channels, depressions with open water, or contiguous freshwater wetlands. Wetland Rating Form — western Washington 12 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 Wetland B — Tukwila Vintage Homes SC 2.0 Natural Heritage Wetlands (see p. 87) Natural Heritage wetlands have been identified by the Washington Natural Heritage Program/DNR as either high quality undisturbed wetlands or wetlands that support state Threatened, Endangered, or Sensitive plant species. SC 2.1 Is the wetland being rated in a Section/Township/Range that contains a Natural Heritage wetland? (this question is used to screen out most sites before you need to contact WNHP/DNR) S/T/R information from Appendix D ® or accessed from WNHP/DNR web site ❑ YES ❑ — contact WNHP/DNR (see p. 79) and go to SC 2.2 NO IZ SC 2.2 Has DNR identified the wetland as a high quality undisturbed wetland or as or as a site with state threatened or endangered plant species? YES = Category I NO ❑ Not a Heritage Wetland Cat. I SC 3.0 Bogs (see p. 87) Does the wetland (or any part of the unit) meet both the criteria for soils and vegetation in bogs? Use the key below to identify if the wetland is a bog. If you answer yes, you will still need to rate the wetland based on its functions. 1. Does the wetland have organic soils horizons (i.e. layers of organic soil), either peats or mucks, that compose 16" or more of the first 32 inches of the soil profile? (See Appendix B for a field key to identify organic soils.) Yes - go to Q.3 NO - go to Q.2 2. Does the wetland have organic soils, either peats or mucks, that are less than 16 inches deep over bedrock or an impermeable hardpan such as clay or volcanic ash, or that are floating on top of a lake or pond? Yes - go to Q.3 NO © is not a bog for purpose of rating 3. Does the wetland have more than 70% cover of mosses at ground level, AND other plants, if present, consist of the "bog" species listed in Table 3 as a significant component of the vegetation (more than 30% of the total shrub and herbaceous cover consists species in Table 3)? Yes — Is a bog for purpose of rating NO - go to Q.4 NOTE: If you are uncertain about the extent of mosses in the understory, you may substitute that criterion by measuring the pH of the water that seeps into a hole dug at least 16" deep. If the pH is less than 5.0 and the "bog" plant species in Table 3 are present, the wetland is a bog. 4. Is the wetland forested (>30% cover) with sitka spruce, subalpine fir, western red cedar, western hemlock, lodgepole pine, quaking aspen, Englemann's spruce, or western white pine, WITH any of the species (or combination of species) on the bog species plant list in Table 3 as a significant component of the ground cover (>30% coverage of the total shrub/herbaceous cover)? YES = Category I NO ❑ is not a bog for purpose of rating Cat. I Wetland Rating Form — western Washington 13 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 Wetland B — Tukwila Vintage Homes SC 4.0 Forested Wetlands (seep. 90) Does the wetland have at Least 1 acre of forest that meet one of these criteria for the Department of Fish and Wildlife's forests as priority habitats? If you answer yes you will still need to rate the wetland based on its functions. ❑ Old growth forests: (west of Cascade crest) Stands of at least two tree species, forming a multi -layered canopy with occasional small openings; with at least 8 trees/acre (20 trees/hectare) that are at least 200 years of age OR have a diameter at breast height (dbh) of 32 inches (81 cm) or more. Note: The criterion for dbh is based on measurements for upland forests. Two hundred year old trees in wetlands will often have a smaller dbh because their growth rates are often slower. The DFW criterion is and "OR" so old - growth forests do not necessarily have to have trees of this diameter. ❑ Mature forests: (west of the Cascade crest) Stands where the largest trees are 80-200 years old OR have average diameters (dbh) exceeding 21 in (53 cm); crown cover may be less than 100%; decay, decadence, numbers of snags, and quanitity of large downed material is generally less than that found in old-growtl YES = Category 1 NO © not a forested wetland with special characteristics Cat. I SC 5.0 Wetlands in Coastal Lagoons (see p. 91) Does the wetland meet all of the following criteria of a wetland in a coastal lagoon? ❑ The wetland lies in a depression adjacent to marine waters that is wholly or partially separated from marine waters by sandbanks, gravel banks, shingle, or, less frequently, rocks. ❑ The lagoon in which the wetland is located contains surgace water that is saline or brackish (> 0.5 ppt) during most of the year in at least a portion of the lagoon (needs to be measured near the bottom) YES — Go to SC 5.1 NO ® not a wetland in a coastal lagoon SC 5.1 Does the wetland meet all of the following three conditions? ❑ The wetland is relatively undisturbed (has no diking, ditching, filling, cultivation, grazing), and has less than 20% cover of invasive plant species (see list of invasive species on p. 74). ❑ At least 3/ of the landward edge of the wetland has a 100 ft buffer of shrub, forest, or un-grazed or un-mowed grassland. ❑ The wetalnd is larger than 1/10 acre (4350 square feet) YES = Category I NO = Category II Cat. I Cat. II Wetland Rating Form — western Washington 14 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 '\ Wetland B — Tukwila Vintage Homes SC 6.0 Interdunal Wetlands (see p. 93) Is the wetalnd unit west of the 1889 line (also called the Westarn Boundary of Upland Ownership or WBUO)? YES - go to SC 6.1 NO ® not an interdunal wetland for rating If you answer yes you will still need to rate the wetland based on its functions. In practical terms that means the following geographic areas: - Long Beach Peninsula - lands west of SR 103 - Grayland-Westport - lands west of SR 105 - Ocean Shores-Copalis - lands west of SR 115 and SR 109 SC 6.1 Is the wetland 1 acre or larger, or is it in a mosaic of wetlands that is 1 acre or larger? YES = Category II NO - go to SC 6.2 SC 6.2 Is the unit between 0.1 and 1 acre, or is it in a mosaic of wetlands that is between 0.1 and 1 acre? YES = Category III Cat. II Cat. III Category of wetland based on Special Characteristics Choose the "highest" rating if wetland falls into several categorie, and record on p. 1. If you answered NO for all types enter "Not Applicable" on p.1. Wetland Rating Form — western Washington 15 Version 2 Updated with new WDFW definitions Oct. 2008 N/A August 2004 ._J .,J Wetland C — Tukwila Vintage Homes WETLAND RATING FORM — WESTERN WASHINGTON Version 2 — Updated July 2006 to increase accuracy and reproducibility among users Updated Oct 2008 with the new WDFW definitions for priority habitats Name of wetland: Wetland C Date of Site visit: 11/9/2016 Rated by: R. Whitson, J. Palmer Trained by Ecology? Yes® No ❑ Date of Training: 3/2015 * SEC: 35 TWNSHP: 21N RNGE: 04E Is S/T/R in Appendix D? Yes❑ No El *trained for 2014 Update, not original 2004 system SUMMARY OF RATING Category based on FUNCTIONS provided by wetland I II III® IV Category I = Score >70 Category II = Score 51-69 Category III = Score 30-50 Category IV = Score < 30 Score for Water Quality Functions Score for Hydrologic Functions Score for Habitat Functions TOTAL score for functions I 49 Category based on SPECIAL CHARACTERISTICS of wetland I ❑ II ❑ Does not Apply El Final Category (choose the "highest" category from above) Check the appropriate type and class of wetland being rated. Wetland Type Wetland Class Estuarine Depressional • 0 Natural Heritage Wetland Riverine ■ ■ Bog Lake -fringe • ■ Mature Forest Slope ■ ■ Old Growth Forest Flats ■ ■ Coastal Lagoon Freshwater Tidal ■ ■ Interdunal ■ n None of the above if unit has multiple HGM classes present 0Check - I Wetland Rating Form — western Washington 1 Version 2 Updated with new WDFW definitions Oct. 2008 10 20 19 III August 2004 • •-_1 Wetland C — Tukwila Vintage Homes Does the wetland unit being rated meet any of the criteria below? If you answer YES to any of the questions below you will need to protect the wetland according to the regulations regarding the special characteristics found in the wetland. Check List for Wetlands That May Need Additional Protection (in addition to the protection recommended for its category) YES NO SP 1. Has the wetland unit been documented as a habitat for any Federally listed Threatened or Endangered animal or plant species (T/E species)? For the purposes of this rating system, "documented" means the wetland is on the appropriate state or federal database. X* SP2. Has the wetland unit been documented as habitat for any State listed Threatened or Endangered animal species? For the purposes of this rating system, "documented" means the wetland is on the appropriate state database. Note: Wetlands with State listed plant species are categorized as Category I Natural Heritage Wetlands (see p. 19 of data form). X* SP3. Does the wetland unit contain individuals of Priority species listed by the WDFW for the state? X SP4. Does the wetland unit have a local significance in addition to its functions? For example, the wetland has been identified in the Shoreline Master Program, the Critical Areas Ordinance, or in a local management plan as having special significance. X *The study area was reviewed for the presence of endangered, threatened, and priority species using WDFW online Priority Habitat and Species Data, PHS on the Web (htt-n://wdfw.wa.gov/mapping/phs/). To complete the next part of the data sheet you will need to determine the Hydrogeomorphic Class of the wetland being rated. The hydrogeomorphic classification groups wetlands into those that function in similar ways. Classifying the wetland first simplifies the questions needed to answer how it functions. The Hydrogeomorphic Class of a wetland can be determined using the key below. See p. 24 for more detailed instructions on classifying wetlands. Wetland Rating Form — western Washington 2 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 i 1 . �.f Wetland C — Tukwila Vintage Homes Classification of Wetland Units in Western Washington If the hydrologic criteria listed in each question do not apply to the entire unit being rated, you probably have a unit with multiple HGM classes. In this case, identify which hydrologic criteria in Questions 1-7 apply, and go to Question 8. 1. Are the water levels in the wetland unit usually controlled by tides (i.e. except during floods)? ONO—goto2 El OYES — the wetland class is Tidal Fringe If yes, is the salinity of the water during periods of annual low flow below 0.5 ppt (parts per thousand)? YES — Freshwater Tidal Fringe NO — Saltwater Tidal Fringe (Estuarine) If your wetland can be classified as a Freshwater Tidal Fringe use the forms for Riverine wetlands. If it is Saltwater Tidal Fringe it is rated as an Estuarine wetland. Wetlands that were called estuarine in the first and second editions of the rating system are called Salt Water Tidal Fringe in the Hydrogeomorphic Classification. Estuarine wetlands were categorized separately in the earlier editions, and this separation is being kept in this revision. To maintain consistency between editions, the term "Estuarine" wetland is kept. Please note, however, that the characteristics that define Category I and II estuarine wetlands have changed (see p. ). 2. The entire wetland unit is flat and precipitation is only source (>90%) of water to it. Groundwater and surface water runoff are NOT sources of water to the unit N NO — go to 3 ❑ YES — The wetland class is Flats If your wetland can be classified as a "Flats" wetland, use the form for Depressional wetlands. 3. Does the entire wetland unit meet both of the following criteria? ❑ The vegetated part of the wetland is on the shores of a body of open water (without any vegetation on the surface) at least 20 acres (8 ha) in size; ❑ At least 30% of the open water area is deeper than 6.6 ft (2 m)? NNO — go to 4 EYES — The wetland class is Lake -fringe (Lacustrine Fringe) 4. Does the entire wetland unit meet all of the following criteria? ❑ The wetland is on a slope (slope can be very gradual), ❑ The water flows through the wetland in one direction (unidirectional) and usually comes from seeps. It may flow subsurface, as sheetflow, or in a swale without distinct banks. ❑ The water leaves the wetland without being impounded? NOTE: Surface water does not pond in these types of wetlands except occasionally in very small and shallow depressions or behind hummocks (depressions are usually <3fi diameter and less than a foot deep). N NO — go to 5 ❑ YES — The wetland class is Slope Wetland Rating Form — western Washington 3 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 Wetland C — Tukwila Vintage Homes 5. Does the entire wetland unit meet all of the following criteria? ❑ The unit is in a valley, or stream channel, where it gets inundated by overbank flooding from that stream or river. ❑ The overbank flooding occurs at least once every two years NOTE: The riverine unit can contain depressions that are filled with water when the river is not flooding. © NO - go to 6 ❑ YES — The wetland class is Riverine 6. Is the entire wetland unit in a topographic depression in which water ponds, or is saturated to the surface, at some time during the year. This means that any outlet, if present, is higher than the interior of the wetland. ❑ NO — go to 7 ® YES — The wetland class is Depressional 7. Is the entire wetland unit located in a very flat area with no obvious depression and no overbank flooding. The unit does not pond surface water more than a few inches. The unit seems to be maintained by high groundwater in the area. The wetland may be ditched, but has no obvious natural outlet. ❑X NO — go to 8 ❑ YES — The wetland class is Depressional 8. Your wetland unit seems to be difficult to classify and probably contains several different HGM classes. For example, seeps at the base of a slope may grade into a riverine floodplain, or a small stream within a depressional wetland has a zone of flooding along its sides. GO BACK AND IDENTIFY WHICH OF THE HYDROLOGIC REGIMES DESCRIBED IN QUESTIONS 1-7 APPLY TO DIFFERENT AREAS IN THE UNIT (make a rough sketch to help you decide). Use the following table to identify the appropriate class to use for the rating system if you have several HGM classes present within your wetland. NOTE: Use this table only if the class that is recommended in the second column represents 10% or more of the total area of the wetland unit being rated. If the area of the class listed in column 2 is less than 10% of the unit, classify the wetland using the class that represents more than 90% of the total area. HGM classes within the wetland unit being rated HGM Class to Use in Rating Slope + Riverine Riverine Slope + Depressional Depressional Slope + Lake -fringe Lake -fringe Depressional + Riverine along stream within boundary Depressional Depressional + Lake -fringe Depressional Salt Water Tidal Fringe and any other class of freshwater wetland Treat as ESTUARINE under wetlands with special characteristics If you are unable still to determine which of the above criteria apply to your wetland, or you have more than 2 HGM classes within a wetland boundary, classify the wetland as Depressional for the rating. Wetland Rating Form — western Washington 4 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 F J 1 .,1 Wetland C — Tukwila Vintage Homes Depressional and Flats Wetlands Points WATER QUALITY FUNCTIONS - Indicators that wetland functions to improve water quality (seep. 38) 2* D D D D 1. Does the wetland have the , otential to improve water quality? D 1.1 Characteristics of surface water flows out of the wetland: Unit is a depression with no surface water leavinE it (no outlet) .....� .___ points = 3 Unit has an intermittently flowing, or highly constricted permanently flowing outlet points = 21 Unit has an unconstricted, or slightly constricted, surtace outlet (permanently flowing)potnts = 1 Unit is a "flat" depression (Q.7 on key), or in the Flats class, with permanent surface outflow and no obvious natural outlet, and/or outlet is a man-made ditch points = 1 (If ditch is not permanently flowing treat unit as "intermittently flowing') D 1.2 The soil 2 inches below the surface (or duff layer) is clay or organic (use NRCSdefinitions). YES points = 4 0 NO cants = 0 D D D D 1.3 Characteristics of persistent vegetation emergent, s , and/or forest Cowardin class): Wetland has persistent ungrazed vegetation > = 95% of area W ...points = 5 3** 1 Wetland has persistent, ungrazed, vegetation > = 1/2 of area points = 3 Wetland has persistent, ungrazed vegetation > = 1/10 of area points = 1 Wetland has persistent, ungrazed vegetation <1/10 of area points = 0 D1.4 Characteristics of seasonal ponding or inundation. This is the area of the wetland unit that is ponded for at least 2 months, but dries out sometime during the year. Do not count the area that is permanently ponded. Estimate area as the average condition 5 out of 10 yrs. Area seasonally ponded is >'A total area of wetland points = 4 Area seasonally ponded is > % total area of wetland points = 2 0 Area seasonally ponded is <'/ total area of wetland points = 0 Total for D 1 Add the .oints in the boxes above 5 D D D 2. Does the wetland unit have the opportunity to improve water quality? (see p. 44) multiplier 2 Answer YES if you know or believe there are pollutants in groundwater or surface water coming into the wetland that would otherwise reduce water quality in streams, lakes or groundwater downgradient from the wetland? Note which of the following conditions provide the sources of pollutants. A unit may have pollutants coming from several sources, but any single source would qualms as opportunity. IN Grazing in the wetland or within 150 ft • Untreated stormwater discharges to wetland • Tilled fields or orchards within 150 ft of wetland 0 A stream or culvert discharges into wetland that drains developed areas, residential areas, farmed fields, roads, or clear-cut logging 0 Residential, urban areas, golf courses are within 150 ft of wetland ■ Wetland is fed by groundwater high in phosphorus or nitrogen • Other YES multiply score in D 1. by 2, NO multiply score in D 1. by 1 TOTAL - Water Quality Functions Multiply the score from D1 by D2 10 Add score to table on p. 1 I *D1.1: outlet off -site; presumed to be highly constricted as evidenced by abutment w/ highway and level of ponding observed **D1.3: majority within power corridor alternating in nonpersistent emergent, persistent emergent, and scrub -shrub; some mitigation areas observed at a distance as well Wetland Rating Form — western Washington 5 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 a 1 Wetland C — Tukwila Vintage Homes D Depresssional and Flats Wetlands HYDROLOGIC FUNCTIONS - Indicators that wetland functions to reduce flooding and stream degradation (seep. 46) D D D 3. Does the wetland have the I otential to reduce flooding and erosion? D 3.1 Characteristics of surface water flows out of the wetland unit Unit is a depression with no surface water leaving it (no outlet) points = 4 2 Unit has an intermittently flowing, or highly constricted permanently flowing outlet points = 2, Unit is a "tlat" depression (Q. / on key), or in the Flats class, with permanent surface outtlow and no obvious natural outlet, and/or outlet is a man-made ditch points = 1 (If ditch is not permanently flowing treat unit as "intermittently flowing') Unit has an unconstricted, or slightly constricted, surface outlet (permanently flowing)points = 0 D 3.2 Depth of storage during wet periods Estimate the height of ponding above the bottom of the outlet For units with no outlet measure from the surface of permanent water or deepest part (if dry). Marks of ponding are at least 3 ft or more above the surface or bottom of outlet points = 7 The wetland is a "headwater" wetland" points = 5 5* parks of ponding between 2 ®ftlnto < 3 ft from surface or bottom of outlet points = 5 1 'hi Iaiks aic di. basL 0.3 11 LL1 U111 SU11QLc 01 1)(ALUM of UUtict pu 11LN — Unit is flat (yes to Q.2 or Q.7 on key) but has small depressions on the surface that trap water points = 1 Marks of ponding less than 0.5 ft points = 0 D D D 3.3 Contribution of wetland unit to storage in the watershed Estimate the ratio of the area of upstream basin contributing surface water to the wetland to the area of the wetland unit itsellf e_area of the basins less than 10 times the area of the unit points = 5 3 The area of the basin is 10 to 100 times the area of the unit points = 3 1 lhe area ot the basin is more than IOU times the area ot the unit points = 0 Entire unit is in the FLATS class points = 5 Total for D 3 Add the points in the boxes above 10 D D D 4. Does the wetland unit have the opportunity to reduce flooding and erosion? (seep. 49) multiplier 2 Answer YES if the unit is in a location in the watershed where the flood storage, or reduction in water velocity, it provides helps protect downstream property and aquatic resources from flooding or excessive and/or erosive flows. Answer NO if the water coming into the wetland is controlled by a structure such as flood gate, tide gate, flap valve, reservoir etc. OR you estimate that more than 90% of the water in the wetland is from groundwater in areas where damaging groundwater flooding does not occur. Note which of the following conditions apply. • Wetland is in a headwater of a river or stream that has flooding problems i1 Wetland drains to a river or stream that has flooding problems • Wetland has no outlet and impounds surface runoff water that might otherwise flow into a river or stream that has flooding problems • Other E YES multiplier is 2 1 • NO multiplier is 1 TOTAL - Hydrologic Functions Multiply the score from D 3 by D 4 Add score to table on p. 1 20 D3.2: presumed based on level of ponding observed at a distance Wetland Rating Form — western Washington 6 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 • _, Wetland C — Tukwila Vintage Homes These questions apply to wetlands of all HGM classes. HABITAT FUNCTIONS - Indicators that wetland functions to provide important habitat H 1. Does the wetland have the potential to provide habitat for many species? H 1.1 Vegetation structure (seep. 72) 2 Check the types of vegetation classes present (as defined by Cowardin) if the class is acre or covers more than 10% of the area of the wetland if unit smaller than 2.5 acres. • Aquatic bed E Emergent plants 11 Scrub/shrub (areas where shrubs have >30% cover) a Forested (areas where trees have >30% cover) • Forested areas have 3 out of 5 strata (canopy, sub -canopy, shrubs, herbaceous, moss/ground- cover) that each cover 20% within the forested polygon Add the number of vegetation types that qualify. If you have: 4 structures or more noints = 4 v v 3 structures points = 21 2 structures points = 1 1 structure points = 0 H 1.2. Hvdroperiods (seep. 73) 2 Check the types of water regimes (hydroperiods) present within the wetland. The water regime has to cover more than 10% of the wetland or acre to count. (see text for descriptions of hydroperiods) • Permanently flooded or inundated 4 or more types present points = 3 a Seasonally flooded or inundated 3 types present points = 2, ( a Occasionally flooded or inundated 2 types present points = 1 0 Saturated only 1 types present points = 0 • Permanently flowing stream or river in, to, or adjacent the wetland • Seasonally flowing stream in, or adjacent to, the wetland • Lake fringe wetland = 2 points • Freshwater tidal wetland = 2 points H 1.3. Richness of Plant Species (seep. 75) 1 Count the number of plant species in the wetland that cover at least 10 ft2. (different patches of the same species can be combined to meet the size threshold) You do not have to name the species. Do not include Eurasian milfoil, reed canarygrass, purple loosestrife, Canadian thistle If you counted: > 19 species points = 2 List species below if you want to: ( 5 - 19 species points = 1 J < 5 species points = 0 Wetland Rating Form — western Washington 7 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 l i r J Wetland C — Tukwila Vintage Homes H 1.4. Interspersion of habitats (see p. 76) Decide from the diagrams below whether interspersion between Cowardin vegetation classes (described in H 1.1), or the classes and unvegetated areas (can include open water or mudflats) is high, medium, low, or none. None = 0 points Low = 1 point Moderate = 2 points 1 [riparian braided channels] High = 3 points NOTE: If you have four or more vegetation types or three vegetation types and open water the rating is always "high". H 1.5. Special Habitat Features: (seep. 77) Check the habitat features that are present in the wetland. The number of checks is the number of points you put into the next column. ❑ Large, downed, woody debris within the wetland (>4in. diameter and 6 ft long). Standing snags (diameter at the bottom > 4 inches) in the wetland ❑ Undercut banks are present for at least 6.6 ft (2m) and/or overhanging vegetation extends at least 3.3 ft (1m) over a stream for at least 33 ft (10m) ❑ Stable steep banks of fine material that might be used by beaver or muskrat for denning (>30degree slope) OR signs of recent beaver activity are present ❑ At least 1/4 acre of thin -stemmed persistent vegetation or woody branches are present in areas that are permanently or seasonally inundated. (structures for egg -laying by amphibians) ❑ Invasive plants cover less than 25% of the wetland area in each stratum of plants Note: The 20% stated in early printings of the manual on page 78 is an error. H 1. TOTAL Score - potential for providing habitat Add the scores from H1.1, H1.2, H1.3, H1.4, H1.5 Wetland Rating Form — western Washington 8 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 f 1 Wetland C — Tukwila Vintage Homes H 2. Does the wetland have the opportunity to provide habitat for many species? H 2.1 Buffers (seep. 80) Choose the description that best represents condition of buffer of wetland. The highest scoring criterion that applies to the wetland is to be used in the rating. See text for definition of "undisturbed" ❑ 100 m (330ft) of relatively undisturbed vegetated areas, rocky areas, or open water >95% of circumference. No developed areas within undisturbed part of buffer. (relatively undisturbed also means no -grazing) Points = 5 ❑ 100 m (330 ft) of relatively undisturbed vegetated areas, rocky areas, or open water > 50% circumference. Points = 4 ❑ 50 m (170ft) of relatively undisturbed vegetated areas, rocky areas, or open water >95% circumference. Points = 4 ❑ 100 m (330ft) of relatively undisturbed vegetated areas, rocky areas, or open water > 25% circumference Points = 3 ❑ 50 m (170ft) of relatively undisturbed vegetated areas, rocky areas, or open water for > 50% circumference Points = 3 If buffer does not meet any of the criteria above ❑ No paved areas (except paved trails) or buildings within 25 m (80ft) of wetland > 95% circumference. Light to moderate grazing, or lawns are OK Points = 2 ❑ No paved areas or buildings within 50m of wetland for >50% circumference. Light to moderate grazing, or lawns are OK Points = 2 ❑ Heavy grazing in buffer. Points = 1 ❑ Vegetated buffers are <2m wide (6.6ft) for more than 95% of the circumference (e.g. tilled fields, paving, basalt bedrock extend to edge of wetland Points = 0 N Buffer does not meet any of the criteria above Points = 1 ) H 2.2 Corridors and Connections (seep. 81) H 2.2.1 Is the wetland part of a relatively undisturbed and unbroken vegetated corridor (either riparian or upland) that is at least 150 ft wide, has at least 30% cover of shrubs, forest or native undisturbed prairie, that connects to estuaries, other wetlands or undisturbed uplands that are at least 250 acres in size? (dams in riparian corridors, heavily used gravel roads, paved roads, are considered breaks in the corridor). YES = 4 points (go to H2.3) NO = go to H 2.2.2 H 2.2.2 Is the wetland part of a relatively undisturbed and unbroken vegetated corridor (either riparian or upland) that is at least 50ft wide, has at least 30% cover of shrubs or forest, and connects to estuaries, other wetlands or undisturbed uplands that are at least 25 acres in size? OR a Lake -fringe wetland, if it does not have an undisturbed corridor as in the question above? YES = 2 points (go to H2.3) NO = H 2.2.3 H 2.2.3 Is the wetland: within 5 mi (8km) of a brackish or salt water estuary OR within 3 mi of a large field or pasture (>40 acres) OR within 1 mi of a lake greater than 20 acres? YES =1 point ( NO = 0 points) Wetland Rating Form — western Washington 9 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 a Wetland C — Tukwila Vintage Homes H 2.3 Near or adjacent to other priority habitats listed by WDFW (see new and complete descriptions of WDFW priority habitats, and the counties in which they can be found, in the PHS report http://wdfw. wa.2ov/hab/phslist.htm) Which of the following priority habitats are within 330ft (100m) of the wetland? (NOTE: the connections do not have to be relatively undisturbed) ❑ Aspen Stands: Pure or mixed stands of aspen greater than 0.4 ha (1 acres). ® Biodiversity Areas and Corridors: Areas of habitat that are relatively important to various species of native fish and wildlife (full description in WDFW PHS report p. 152) ❑ Herbaceous Balds: Variable size patches of grass and forbs on shallow soils over bedrock. ❑ Old-growth/Mature forests: (Old -growth west of Cascade crest) Stands of at least 2 tree species, forming a multi -layered canopy with occasional small openings; with at least 20 trees/ha (8 trees/acre) > 81 cm (32 in) dbh or > 200 years of age. (Mature forests.) Stands with average diameters exceeding 53 cm (21 in) dbh; crown cover may be less that 100%; crown cover may be less that 100%; decay, decadence, numbers of snags, and quantity of large downed material is generally less than that found in old -growth; 80 - 200 years old west of the Cascade crest. ❑ Oregon white Oak: Woodlands Stands of pure oak or oak/conifer associations where canopy coverage of the oak component is important (full descriptions in WDFW PHS report p. 158.) © Riparian: The area adjacent to aquatic systems with flowing water that contains elements of both aquatic and terrestrial ecosystems which mutually influence each other. ❑ Westside Prairies: Herbaceous, non -forested plant communities that can either take the form of a dry prairie or a wet prairie (full descriptions in WDFW PHS report p. 161) ® Instream: The combination of physical, biological, and chemical processes and conditions that interact to provide functional life history requirements for instream fish and wildlife resources. ❑ Nearshore: Relatively undisturbed nearshore habitats. These include Coastal Nearshore, Open Coast Nearshore, and Puget Sound Nearshore. (full descriptions of habitats and the definition of relatively undisturbed are in WDFW report: pp. 167-169 and glossary in Appendix A.) ❑ Caves: A naturally occurring cavity, recess, void, or system of interconnected passages under the earth in soils, rock, ice, or other geological formations and is large enough to contain a human. ❑ Cliffs: Greater than 7.6 m (25 ft) high and occurring below 5000 ft. ❑ Talus: Homogenous areas of rock rubble ranging in average size 0.15 - 2.0 m (0.5 - 6.5 ft), composed of basalt, andesite, and/or sedimentary rock, including riprap slides and mine tailings. May be associated with cliffs. ® Snags and Logs: Trees are considered snags if they are dead or dying and exhibit sufficient decay characteristics to enable cavity excavation/use by wildlife. Priority snags have a diameter at breast height of >51 cm (20 in) in western Washington and are > 2 m (6.5 ft) in height. Priority logs are > 30cm 12 in in diameter at the largest end.and > 6m120 ftllong. If wetland has 3 or more priority habitats = 4 points, It wetland has 2 prionty habitats = 3 points If wetland has 1 priority habitat =1 point No habitats = 0 points Note: All vegetated wetland are by definition a priority habitat but are not included in this list. Nearby wetlands are addressed in question H2.4. 4 Wetland Rating Form — western Washington 10 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 Wetland C — Tukwila Vintage Homes H 2.4 Wetland Landscape (choose the one description of the landscape around the wetland that best fits) 5 000 r R.9 There are at least 3 other wetlands within 'A mile, and the connections between them are relatively undisturbed (light grazing between wetlands OK, as is lake shore with some boating, but connections should NOT be bisected by paved roads, fill, fields, or other development points = 5 T1,., :� LA, f,;115V 1uk., vv.,llu.,,l .,,, u VV111.1;11L Jic,1,..Lu,,.,., un,.l lb.,,., (11 I., 3 ..11,.,, lake -fringe wetlands within 1/2 mile points = 5 There are at least 3 other wetlands within 'A mile, BUT the connections between them are disturbed points = 3 The wetland is Lake -fringe on a lake with disturbance and there are 3 other lake -fringe wetland within ''A mile points = 3 There is at least 1 wetland within 'A mile. points = 2 There are no wetlands within'h mile. points = 0 H 2. TOTAL Score - opportunity for providing habitat Add the scores from H2.1, H2.2, H2.3, H2.4 10 TOTAL for 111 from page 14 9 Total Score for Habitat Functions — add the points for H 1, H 2 and record the result on p. 1 I 19 Wetland Rating Form — western Washington 11 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 Wetland C — Tukwila Vintage Homes CATEGORIZATION BASED ON SPECIAL CHARACTERISTICS Please determine if the wetland meets the attributes described below and circle the appropriate Category. Wetland Type Check off any criteria that apply to the wetland. Circle the Category when the appropriate criteria are met. Category SC 1.0 Estuarine wetlands (seep. 86) Does the wetland unit meet the following criteria for Estuarine wetlands? • The dominant water regime is tidal, • Vegetated, and • With a salinity greater than 0.5 ppt. YES = Go to SC 1.1 NO 0 SC 1.1 Is the wetland unit within a National Wildlife Refuge, National Park, National Estuary Reserve, Natural Area Preserve, State Park or Educational, Environmental, or Scientific Reserve designated under WAC 332-151? Cat. I • YES = Category I • NO = go to SC 1.2 SC 1.2 Is the wetland unit at least 1 acre in size and meets at least two of the following three conditions? Cat. I Cat. II Dual rating I/II • YES = Category I • NO = Category II • The wetland is relatively undisturbed (has no diking, ditching, filling, cultivation, grazing, and has less than 10% cover of non-native plant species. If the non-native Spartina spp. are the only species that cover more than 10% of the wetland, then the wetland should be given a dual rating (UII) The are aof Spartina would be rated a Category II while the relatively undisturbed upper marsh with native species would be a Category I. Do not, however, exclude the area of Spartina in determining the size threshold of 1 acre. • At least % of the landward edge of the wetland has a 100 ft buffer of shrub, forest, or un-grazed or un-mowed wetland. • The wetland has at least 2 or the following features: tidal channels, depressions with open water, or contiguous freshwater wetlands. Wetland Rating Form — western Washington 12 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 Wetland C — Tukwila Vintage Homes SC 2.0 Natural Heritage Wetlands (seep. 87) Natural Heritage wetlands have been identified by the Washington Natural Heritage Program/DNR as either high quality undisturbed wetlands or wetlands that support state Threatened, Endangered, or Sensitive plant species. SC 2.1 Is the wetland being rated in a Section/Township/Range that contains a Natural Heritage wetland? (this question is used to screen out most sites before you need to contact WNHP/DNR) S/T/R information from Appendix D ® or accessed from WNHP/DNR web site ❑ YES ❑ — contact WNHP/DNR (see p. 79) and go to SC 2.2 NO El SC 2.2 Has DNR identified the wetland as a high quality undisturbed wetland or as or as a site with state threatened or endangered plant species? YES = Category I NO ❑ Not a Heritage Wetland Cat. I SC 3.0 Bogs (seep. 87) Does the wetland (or any part of the unit) meet both the criteria for soils and vegetation in bogs? Use the key below to identify if the wetland is a bog. If you answer yes, you will still need to rate the wetland based on its functions. 1. Does the wetland have organic soils horizons (i.e. layers of organic soil), either peats or mucks, that compose 16" or more of the first 32 inches of the soil profile? (See Appendix B for a field key to identify organic soils.) I Yes - go to Q.3 1 NO - go to Q.2 2. Does the wetland have organic soils, either peats or mucks, that are less than 16 inches deep over bedrock or an impermeable hardpan such as clay or volcanic ash, or that are floating on top of a lake or pond? Yes - go to Q.3 NO ❑ is not a bog for purpose of rating 3. Does the wetland have more than 70% cover of mosses at ground level, AND other plants, if present, consist of the "bog" species listed in Table 3 as a significant component of the vegetation (more than 30% of the total shrub and herbaceous cover consists species in Table 3)? Yes — Is a bog for purpose of rating I NO - go to Q.4 NOTE: If you are uncertain about the extent of mosses in the understory, you may substitute that criterion by measuring the pH of the water that seeps into a hole dug at least 16" deep. If the pH is less than 5.0 and the "bog" plant species in Table 3 are present, the wetland is a bog. 4. Is the wetland forested (>30% cover) with sitka spruce, subalpine fir, western red cedar, western hemlock, lodgepole pine, quaking aspen, Englemann's spruce, or western white pine, WITH any of the species (or combination of species) on the bog species plant list in Table 3 as a significant component of the ground cover (>30% coverage of the total shrub/herbaceous cover)? YES = Category I NO ® is not a bog for purpose of rating Cat. I Wetland Rating Form — western Washington 13 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 r,, .1 Wetland C — Tukwila Vintage Homes SC 4.0 Forested Wetlands (see p. 90) Does the wetland have at least 1 acre of forest that meet one of these criteria for the Department of Fish and Wildlife's forests as priority habitats? If you answer yes you will still need to rate the wetland based on its functions. ❑ Old growth forests: (west of Cascade crest) Stands of at least two tree species, forming a multi -layered canopy with occasional small openings; with at least 8 trees/acre (20 trees/hectare) that are at least 200 years of age OR have a diameter at breast height (dbh) of 32 inches (81 cm) or more. Note: The criterion for dbh is based on measurements for upland forests. Two hundred year old trees in wetlands will often have a smaller dbh because their growth rates are often slower. The DFW criterion is and "OR" so -old- growth forests do not necessarily have to have trees of this diameter. ❑ Mature forests: (west of the Cascade crest) Stands where the largest trees are 80-200 years old OR have average diameters (dbh) exceeding 21 in (53 cm); crown cover may be less than 100%; decay, decadence, numbers of snags, and quanitity of large downed material is generally less than that found in old-growt Cat. I YES = Category 1 NO ❑X not a forested wetland with special characteristics SC 5.0 Wetlands in Coastal Lagoons (see p. 91) Does the wetland meet all of the following criteria of a wetland in a coastal lagoon? ❑ The wetland lies in a depression adjacent to marine waters that is wholly or partially separated from marine waters by sandbanks, gravel banks, shingle, or, less frequently, rocks. ❑ The lagoon in which the wetland is located contains surgace water that is saline or brackish (> 0.5 ppt) during most of the year in at least a portion of the lagoon (needs to be measured near the bottom) YES — Go to SC 5.1 NO ® not a wetland in a coastal lagoon SC 5.1 Does the wetland meet all of the following three conditions? ❑ The wetland is relatively undisturbed (has no diking, ditching, filling, cultivation, grazing), and has less than 20% cover of invasive plant species (see list of invasive species on p. 74). ❑ At least 3/ of the landward edge of the wetland has a 100 ft buffer of shrub, forest, or un-grazed or un-mowed grassland. ❑ The wetalnd is larger than 1/10 acre (4350 square feet) YES = Category I NO = Category II Cat. I Cat. II Wetland Rating Form — western Washington 14 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 •_J l \ .1 z a .'1 Wetland C — Tukwila Vintage Homes SC 6.0 Interdunal Wetlands (see p. 93) Is the wetalnd unit west of the 1889 line (also called the Westarn Boundary of Upland Ownership or WBUO)? YES - go to SC 6.1 NO ® not an interdunal wetland for rating If you answer yes you will still need to rate the wetland based on its functions. In practical terms that means the following geographic areas: - Long Beach Peninsula - lands west of SR 103 - Grayland-Westport - lands west of SR 105 - Ocean Shores-Copalis - lands west of SR 115 and SR 109 SC 6.1 Is the wetland 1 acre or larger, or is it in a mosaic of wetlands that is 1 acre or larger? YES = Category II NO - go to SC 6.2 SC 6.2 Is the unit between 0.1 and 1 acre, or is it in a mosaic of wetlands that is between 0.1 and 1 acre? YES = Category III Cat. II Cat. III Category of wetland based on Special Characteristics Choose the "highest" rating if wetland falls into several categorie, and record on p. 1 If you answered NO for all types enter "Not Applicable" on p.l . Wetland Rating Form — western Washington 15 Version 2 Updated with new WDFW definitions Oct. 2008 N/A August 2004 J Wetland E — Tukwila Vintage Homes WETLAND RATING FORM — WESTERN WASHINGTON Version 2 — Updated July 2006 to increase accuracy and reproducibility among users Updated Oct 2008 with the new WDFW definitions for priority habitats Name of wetland: Wetland E Date of Site visit: 11/09/2016 Rated by: R. Whitson, J. Palmer Trained by Ecology? Yes © No ❑ Date of Training: 3/2015* SEC: 3 TWNSHP: 23N RNGE: 04E Is S/T/R in Appendix D? Yes ❑ No *trained in 2014 Update, not original 2004 rating system SUMMARY OF RATING Category based on FUNCTIONS provided by wetland I II III® IV Category I = Score >70 Category II = Score 51-69 Category III = Score 30-50 Category IV = Score < 30 Score for Water Quality Functions Score for Hydrologic Functions Score for Habitat Functions TOTAL score for functions ( 38 Category based on SPECIAL CHARACTERISTICS of wetland I ❑ II ❑ Does not Apply ❑x Final Category (choose the "highest" category from above) Check the appropriate type and class of wetland being rated. Wetland Type Wetland Class Estuarine Depressional IN 0 Natural Heritage Wetland Riverine • ■ Bog Lake -fringe ■ ■ Mature Forest Slope • Old Growth Forest Flats ■ • Coastal Lagoon Freshwater Tidal • ■ Interdunal ■ None of the above Check if unit has multiple HGM classes present l 14 10 14 III Wetland Rating Form — western Washington 1 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 • J Wetland E — Tukwila Vintage Homes Does the wetland unit being rated meet any of the criteria below? If you answer YES to any of the questions below you will need to protect the wetland according to the regulations regarding the special characteristics found in the wetland. Check List for Wetlands That May Need Additional Protection (in addition to the protection recommended for its category) YES NO SP 1. Has the wetland unit been documented as a habitat for any Federally listed Threatened or Endangered animal or plant species (T/E species)? For the purposes of this rating system, "documented" means the wetland is on the appropriate state or federal database. X SP2. Has the wetland unit been documented as habitat for any State listed Threatened or Endangered animal species? For the purposes of this rating system, "documented" means the wetland is on the appropriate state database. Note: Wetlands with State listed plant species are categorized as Category I Natural Heritage Wetlands (see p. 19 of data form). X* SP3. Does the wetland unit contain individuals of Priority species listed by the WDFW for the state? X SP4. Does the wetland unit have a local significance in addition to its functions? For example, the wetland has been identified in the Shoreline Master Program, the Critical Areas Ordinance, or in a local management plan as having special significance. X *The study area was reviewed for the presence of endangered, threatened, and priority species using WDFW online Priority Habitat and Species Data, PHS on the Web (http ://wdfw.wa.gov/mapcoing/phs/). To complete the next part of the data sheet you will need to determine the Hydrogeomorphic Class of the wetland being rated. The hydrogeomorphic classification groups wetlands into those that function in similar ways. Classifying the wetland first simplifies the questions needed to answer how it functions. The Hydrogeomorphic Class of a wetland can be determined using the key below. See p. 24 for more detailed instructions on classifying wetlands. Wetland Rating Form — western Washington 2 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 � 1 Wetland E — Tukwila Vintage Homes Classification of Wetland Units in Western Washington If the hydrologic criteria listed in each question do not apply to the entire snit being rated, you probably have a unit with multiple HGM classes. In this case, identify which hydrologic criteria in Questions 1-7 apply, and go to Question 8. 1. Are the water levels in the wetland unit usually controlled by tides (i.e. except during floods)? ® NO — go to 2 ❑❑YES — the wetland class is Tidal Fringe If yes, is the salinity of the water during periods of annual low flow below 0.5 ppt (parts per thousand)? YES — Freshwater Tidal Fringe NO — Saltwater Tidal Fringe (Estuarine) If your wetland can be classified as a Freshwater Tidal Fringe use the forms for Riverine wetlands. If it is Saltwater Tidal Fringe it is rated as an Estuarine wetland. Wetlands that were called estuarine in the first and second editions of the rating system are called Salt Water Tidal Fringe in the Hydrogeomorphic Classification. Estuarine wetlands were categorized separately in the earlier editions, and this separation is being kept in this revision. To maintain consistency between editions, the term "Estuarine" wetland is kept. Please note, however, that the characteristics that define Category I and II estuarine wetlands have changed (see p. ). 2. The entire wetland unit is flat and precipitation is only source (>90%) of water to it. Groundwater and surface water runoff are NOT sources of water to the unit ® NO — go to 3 ❑ YES — The wetland class is Flats If your wetland can be classified as a "Flats" wetland, use the form for Depressional wetlands. 3. Does the entire wetland unit meet both of the following criteria? ❑ The vegetated part of the wetland is on the shores of a body of open water (without any vegetation on the surface) at least 20 acres (8 ha) in size; ❑ At least 30% of the open water area is deeper than 6.6 ft (2 m)? ®NO — go to 4 DYES — The wetland class is Lake -fringe (Lacustrine Fringe) 4. Does the entire wetland unit meet all of the following criteria? ❑ The wetland is on a slope (slope can be very gradual), ❑ The water flows through the wetland in one direction (unidirectional) and usually comes from seeps. It may flow subsurface, as sheetflow, or in a swale without distinct banks. El The water leaves the wetland without being impounded? NOTE: Surface water does not pond in these types of wetlands except occasionally in very small and shallow depressions or behind hummocks (depressions are usually <3ft diameter and less than a foot deep). © NO — go to 5 ❑ YES — The wetland class is Slope Wetland Rating Form — western Washington 3 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 1 a • Wetland E — Tukwila Vintage Homes 5. Does the entire wetland unit meet all of the following criteria? ❑ The unit is in a valley, or stream channel, where it gets inundated by overbank flooding from that stream or river. ❑ The overbank flooding occurs at least once every two years NOTE: The riverine unit can contain depressions that are filled with water when the river is not flooding. ® NO - go to 6 ❑ YES — The wetland class is Riverine 6. Is the entire wetland unit in a topographic depression in which water ponds, or is saturated to the surface, at some time during the year. This means that any outlet, if present, is higher than the interior of the wetland. NO — go to 7 ❑ YES — The wetland class is Depressional 7. Is the entire wetland unit located in a very flat area with no obvious depression and no overbank flooding. The unit does not pond surface water more than a few inches. The unit seems to be maintained by high groundwater in the area. The wetland may be ditched, but has no obvious natural outlet. ® NO — go to 8 ❑ YES — The wetland class is Depressional 8. Your wetland unit seems to be difficult to classify and probably contains several different HGM classes. For example, seeps at the base of a slope may grade into a riverine floodplain, or a small stream within a depressional wetland has a zone of flooding along its sides. GO BACK AND IDENTIFY WHICH OF THE HYDROLOGIC REGIMES DESCRIBED IN QUESTIONS 1-7 APPLY TO DIFFERENT AREAS IN THE UNIT (make a rough sketch to help you decide). Use the following table to identify the appropriate class to use for the rating system if you have several HGM classes present within your wetland. NOTE: Use this table only if the class that is recommended in the second column represents 10% or more of the total area of the wetland unit being rated. If the area of the class listed in column 2 is less than 10% of the unit, classify the wetland using the class that represents more than 90% of the total area. HGM classes within the wetland unit being rated HGM Class to Use in Rating Slope + Riverine Riverine rSlope + Depressional Depressional Slope + Lake -fringe Lake -fringe Depressional + Riverine along stream within boundary Depressional Depressional + Lake -fringe Depressional Salt Water Tidal Fringe and any other class of freshwater wetland Treat as ESTUARINE under wetlands with special characteristics If you are unable still to determine which of the above criteria apply to your wetland, or you have more than 2 HGM classes within a wetland boundary, classify the wetland as Depressional for the rating. Wetland Rating Form — western Washington 4 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 Wetland E — Tukwila Vintage Homes D Depressional and Flats Wetlands Points WATER QUALITY FUNCTIONS - Indicators that wetland functions to improve water quality D D 1. Does the wetland have the potential to improve water quality? (seep. 38) D D 1.1 Characteristics of surface water flows out of the wetland: — Unit has an intermittently flowing, or highly constricted permanently flowing outlet points = 2 unit nas an unconsLltGLeu, 01 Sllgniiy eonsillcLeu, suilace ouL1eL (permanent iyJZowl n polnLs — i Unit is a "flat" depression (Q.7 on key), or in the Flats class, with permanent surface outflow and no obvious natural outlet, and/or outlet is a man-made ditch points = 1 (If ditch is not permanently flowing treat unit as "intermittently flowing') 2 D D 1.2 The soil 2 inches below the surface (or duff layer) is clay or organic (use NRCS definitions). YES points = 4 NO points = 0 0 T) 1 'i Characterictics of persistent vegetation (finergent chruh and/or forest Cowardin clascl• D l Wetland has persistent, ungrazed, vegetation > = 95% of area points = 5 ) weitaiid has peisIsLe11L, unglazed, vegetailoll - — 1/2 of aiea pohlls — 3 Wetland has persistent, ungrazed vegetation > = 1/10 of area points = 1 Wetland has persistent, ungrazed vegetation <1/10 of area points = 0 5* D D1.4 Characteristics of seasonal ponding or inundation. This is the area of the wetland unit that is ponded for at least 2 months, but dries out sometime during the year. Do not count the area that is permanently ponded. Estimate area as the average condition 5 out of 10 yrs. Area seasonally ponded is >'/z total area of wetland points = 4 A ran cancnnnlly rnnrlarl is > IX tntnl arao of uratlnnA — 'i 0 rninte ( Area seasonally ponded is <'A total area of wetland points = 0 l4 TE. See teatful tndlc.utu,J (Ifeeu.,unul undper rnunent lnundudun. D Total for D 1 Add the points in the boxes above 7 D D 2. Does the wetland unit have the opportunity to improve water quality? (see p. 44) Answer YES if you know or believe there are pollutants in groundwater or surface water coming into the wetland that would otherwise reduce water quality in streams, lakes or groundwater downgradient from the wetland? Note which of the following conditions provide the sources of pollutants. A unit may have pollutants coming from several sources, but any single source would qualify as opportunity. • Grazing in the wetland or within 150 ft • Untreated stormwater discharges to wetland • Tilled fields or orchards within 150 ft of wetland • A stream or culvert discharges into wetland that drains developed areas, residential areas, farmed fields, roads, or clear-cut logging ►l Residential, urban areas, golf courses are within 150 ft of wetland • Wetland is fedby groundwater high in phosphorus or nitrogen f-1 Other multiplier 2 1 YES multiply score in D 1. by 2 ) NO multiply score in D 1. by 1 D TOTAL - Water Quality Functions Multiply the score from D1 by D2 Add score to table on p. 1 14 Wetland Rating Form — western Washington 5 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 f � J a a Wetland E - Tukwila Vintage Homes D Depresssional and Flats Wetlands HYDROLOGIC FUNCTIONS - Indicators that wetland functions to reduce flooding and stream degradation D D D 3. Does the wetland have the potential to reduce flooding and erosion? (see p. 46) D 3.1 Characteristics of surface water flows out of the wetland unit Unit '6 - dvrrec-;c1 " V' ^o c"rf"ce ,,,.,te - le--;rg ;t (-9 c,.*l-*) - n 2 po;nt, Unit has an intermittently flowing, or highly constricted permanently flowing outlet points = 2 'ha(' Ulllrls a deplessloll (y.7 on key), of 111 the Flats Glass, with pelnlallellt sulllace outflow mill no obvious natural outlet, and/or outlet is a man-made ditch points = 1 (If ditch is not permanently flowing treat unit as "intermittently flowing') Unit has an unconstricted, or slightly constricted, surface outlet (permanently flowing)points = 0 D 3.2 Depth of storage during wet periods Estimate the height of ponding above the bottom of the outlet For units with no outlet measure from the surface of permanent water or deepest part (if dry). Marks of ponding are at least 3 ft or more above the surface or bottom of outlet points = 7 The wetland is a "headwater" wetland" points = 5 Marks of ponding between 2 ft to < 3 ft from surface or bottom of outlet points = 5 Marks are at least 0.5 ft to < 2 ft from surface or bottom of outlet points = 3 Unit is flat (yes to Q.2 or Q.7 on key) but has small depressions on the surface that trap water = 1 0 pnintc Marks of nondina less than 0.5 ft points = 0 D D D 3.3 Contribution of wetland unit to storage in the watershed Estimate the ratio of the area of upstream basin contributing surface water to the wetland to the area of the wetland unit itself. The area of the hacin is lecc than 1(1 timec the area of the unit pnintc = 5 3 The area of the basin is 10 to 100 times the area of the unit points = 3) The area of the basin is more than 100 times the area of the unit points = 0 Entire unit is in the FLATS class points = 5 Total for D 3 Add the points in the boxes above 5 D D D 4. Does the wetland unit have the opportunity to reduce flooding and erosion? (seep. 49) multiplier 2 Answer YES if the unit is in a location in the watershed where the flood storage, or reduction in water velocity, it provides helps protect downstream property and aquatic resources from flooding or excessive and/or erosive flows. Answer NO if the water coming into the wetland is controlled by a structure such as flood gate, tide gate, flap valve, reservoir etc. OR you estimate that more than 90% of the water in the wetland is from groundwater in areas where damaging groundwater flooding does not occur. Note which of the following conditions apply. • Wetland is in a headwater of a river or stream that has flooding problems • Wetland drains to a river or stream that has flooding problems • Wetland has no outlet and impounds surface runoff water that might otherwise flow into a river or stream that has flooding problems a Other holds water that eventually drains towards MLK & I-5 0 YES multiplier is 2 • NO multiplier is 1 TOTAL - Hydrologic Functions Multiply the score from D 3 by D 4 I Add score to table on p. 1 10 Wetland Rating Form - western Washington 6 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 r \ l Wetland E — Tukwila Vintage Homes These questions apply to wetlands of all HGM classes. HABITAT FUNCTIONS - Indicators that wetland functions to 1 rovide im ' ortant habitat H 1. Does the wetland have the potential to provide habitat for many species? H 1.1 Vegetation structure (seep. 72) 0 Check the types of vegetation classes present (as defined by Cowardin) if the class is 1/4 acre or covers more than 10% of the area of the wetland if unit smaller than 2.5 acres. • Aquatic bed • Emergent plants ❑ Scrub/shrub (areas where shrubs have >30% cover) Forested (areas where trees have >30% cover) • Forested areas have 3 out of 5 strata (canopy, sub -canopy, shrubs, herbaceous, moss/ground- cover) that each cover 20% within the forested polygon Add the number of vegetation types that qualms. If you have: 4 structures or more points = 4 3 structures points = 2 ') ctnirtnrac = 1 rnintc f1 structure points = 0 L H 1.2. Hydroperiods (seep. 73) 0 Check the types of water regimes (hydroperiods) present within the wetland. The water regime has to cover more than 10% of the wetland or V., acre to count. (see text for descriptions of hydroperiods) • Permanently flooded or inundated 4 or more types present points = 3 • Seasonally flooded or inundated 3 types present points = 2 • Occasionally flooded or inundated 2 types present points = 1 r 0 Saturated only 1 types ` present points = 0 J • Permanently flowing stream or river in, or adjacent to, the wetland • Seasonally flowing stream in, or adjacent to, the wetland • Lake fringe wetland = 2 points • Freshwater tidal wetland = 2 points H 1.3. Richness of Plant Species (seep. 75) 1 Count the number of plant species in the wetland that cover at least 10 ftz. (different patches of the same species can be combined to meet the size threshold) You do not have to name the species. Do not include Eurasian milfoil, reed canarygrass, purple loosestrife, Canadian thistle If you counted: > 19 cperiec rnintc = List species below if you want to: 1 5 - 19 species points = 1 < 5 species points = 0 Wetland Rating Form — western Washington 7 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 r •_J L., . . -4 Wetland E — Tukwila Vintage Homes H 1.4. Interspersion of habitats (seep. 76) Decide from the diagrams below whether interspersion between Cowardin vegetation classes (described in H 1.1), or the classes and unvegetated areas (can include open water or mudflats) is high, medium, low, or none. CD None = 0 points ipirg4D Low = 1 point Moderate = 2 points [riparian braided channels] High = 3 points NOTE: If you have four or more vegetation types or three vegetation types and open water the rating is always "high". H 1.5. Special Habitat Features: (seep. 77) Check the habitat features that are present in the wetland. The number of checks is the number of points you put into the next column. ❑ Large, downed, woody debris within the wetland (>4in. diameter and 6 ft long). ❑ Standing snags (diameter at the bottom > 4 inches) in the wetland ❑ Undercut banks are present for at least 6.6 ft (2m) and/or overhanging vegetation extends at Least 3.3 ft (1m) over a stream for at least 33 ft (10m) ❑ Stable steep banks of fine material that might be used by beaver or muskrat for denning (>30degree slope) OR signs of recent beaver activity are present ❑ At least '/ acre of thin -stemmed persistent vegetation or woody branches are present in areas that are permanently or seasonally inundated. (structures for egg -laying by amphibians) ❑ Invasive plants cover less than 25% of the wetland area in each stratum of plants Note: The 20% stated in early printings of the manual on page 78 is an error. H 1. TOTAL Score - potential for providing habitat Add the scores from H1.1, HI.2, H1.3, H1.4, H1.5 Wetland Rating Form — western Washington 8 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 \ ,. J Wetland E — Tukwila Vintage Homes H 2. Does the wetland have the opportunity to provide habitat for many species? H 2.1 Buffers (seep. 80) Choose the description that best represents condition of buffer of wetland. The highest scoring criterion that applies to the wetland is to be used in the rating See text for definition of "undisturbed" ❑ 100 m (330ft) of relatively undisturbed vegetated areas, rocky areas, or open water >95% of circumference. No developed areas within undisturbed part of buffer. (relatively undisturbed also means no -grazing) Points = 5 ❑ 100 m (330 ft) of relatively undisturbed vegetated areas, rocky areas, or open water > 50% circumference. Points = 4 ❑ 50 m (170ft) of relatively undisturbed vegetated areas, rocky areas, or open water �95% eir® Poi 4 ® 100 m (330ft) of relatively undisturbed vegetated areas, rocky areas, or open water > 25% circumference Points = 3 E 50 m (170ft) of relatively undisturbed vegetated areas, rocky areas, or open water for > 50% circumference Points = 3 If buffer does not meet any of the criteria above ❑ No paved areas (except paved trails) or buildings within 25 m (80ft) of wetland > 95% circumference. Light to moderate grazing, or lawns are OK Points = 2 ❑ No paved areas or buildings within 50m of wetland for >50% circumference. Light to moderate grazing, or lawns are OK Points = 2 ❑ Heavy grazing in buffer. Points = 1 ❑ Vegetated buffers are <2m wide (6.6ft) for more than 95% of the circumference (e.g. tilled fields, paving, basalt bedrock extend to edge of wetland Points = 0 ❑ Buffer does not meet any of the criteria above ..Points = 1 H 2.2 Corridors and Connections (seep. 81) H 2.2.1 Is the wetland part of a relatively undisturbed and unbroken vegetated corridor (either riparian or upland) that is at least 150 ft wide, has at least 30% cover of shrubs, forest or native undisturbed prairie, that connects to estuaries, other wetlands or undisturbed uplands that are at least 250 acres in size? (dams in riparian corridors, heavily used gravel roads, paved roads, are considered breaks in the corridor). YES = 4 points (go to H2.3) NO = go to H 2.2.2 H 2.2.2 Is the wetland part of a relatively undisturbed and unbroken vegetated corridor (either riparian or upland) that is at least 50ft wide, has at least 30% cover of shrubs or forest, and connects to estuaries, other wetlands or undisturbed uplands that are at least 25 acres in size? OR a Lake -fringe wetland, if it does not have an undisturbed corridor as in the question above? YES = 2 points (go to H2.3) NO = H 2.2.3 H 2.2.3 Is the wetland: within 5 mi (8km) of a brackish or salt water estuary OR within 3 mi of a large field or pasture (>40 acres) OR within 1 mi of a lake greater than 20 acres? YES = 1 point I NO = 0 points ) Wetland Rating Form — western Washington 9 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 \ 7 Wetland E — Tukwila Vintage Homes H 2.3 Near or adjacent to other priority habitats listed by WDFW (see new and complete descriptions of WDFW priority habitats, and the counties in which they can be found, in the PHS report littm//wdfw.wa.gov/hab/phslist.htm) Which of the following priority habitats are within 330ft (100m) of the wetland? (NOTE: the connections do not have to be relatively undisturbed) ❑ Aspen Stands: Pure or mixed stands of aspen greater than 0.4 ha (1 acres). • Biodiversity Areas and Corridors: Areas of habitat that are relatively important to various species of native fish and wildlife (full description in WDFW PHS report p. 152) ❑ Herbaceous Balds: Variable size patches of grass and forbs on shallow soils over bedrock. ❑ Old-growth/Mature forests: (Old -growth west of Cascade crest) Stands of at least 2 tree species, forming a multi -layered canopy with occasional small openings; with at least 20 trees/ha (8 trees/acre) > 81 cm (32 in) dbh or > 200 years of age. (Mature forests.) Stands with average diameters exceeding 53 cm (21 in) dbh; crown cover may be less that 100%; crown cover may be less that 100%; decay, decadence, numbers of snags, and quantity of large downed material is generally less than that found in old -growth; 80 - 200 years old west of the Cascade crest. ❑ Oregon white Oak: Woodlands Stands of pure oak or oak/conifer associations where canopy coverage of the oak component is important (full descriptions in WDFW PHS report p. 158) • Riparian: The area adjacent to aquatic systems with flowing water that contains elements of both aquatic and terrestrial ecosystems which mutually influence each other. ❑ Westside Prairies: Herbaceous, non -forested plant communities that can either take the form of a dry prairie or a wet prairie (full descriptions in WDFW PHS report p. 161) • Instream: The combination of physical, biological, and chemical processes and conditions that interact to provide functional life history requirements for instream fish and wildlife resources. ❑ Nearshore: Relatively undisturbed nearshore habitats. These include Coastal Nearshore, Open Coast Nearshore, and Puget Sound Nearshore. (full descriptions of habitats and the definition of relatively undisturbed are in WDFW report: pp. 167-169 and glossary in Appendix A.) ❑ Caves: A naturally occurring cavity, recess, void, or system of interconnected passages under the earth in soils, rock, ice, or other geological formations and is large enough to contain a human. ❑ Cliffs: Greater than 7.6 m (25 ft) high and occurring below 5000 ft. ❑ Talus: Homogenous areas of rock rubble ranging in average size 0.15 - 2.0 m (0.5 - 6.5 ft), composed of basalt, andesite, and/or sedimentary rock, including riprap slides and mine failings. May be associated with cliffs. ❑ Snags and Logs: Trees are considered snags if they are dead or dying and exhibit sufficient decay characteristics to enable cavity excavation/use by wildlife. Priority snags have a diameter at breast height of >51 cm (20 in) in western Washington and are > 2 m (6.5 ft) in height. Priority logs are > 30cm g. If wetland has 3 or more priority habitats = 4 points If wetland has 2 priority habitats = 3 points If wetland has 1 priority habitat = 1 point No habitats = 0 points Note: All vegetated wetland are by definition a priority habitat but are not included in this list. Nearby wetlands are addressed in question H2.4. Wetland Rating Form — western Washington 10 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 /_\ . J ._J ._J , ..J -J Wetland E — Tukwila Vintage Homes H 2.4 Wetland Landscape (choose the one description of the landscape around the wetland that best fits) 5 There are at least 3 other wetlands within 'A mile, and the connections between them are relatively undisturbed (light grazing between wetlands OK, as is lake shore with some boating, but connections should NOT be bisected by paved roads, fill, fields, or other development points = 5 lne wetland is Lake -Cringe on a lake with little disturbance and there are . otner lake -fringe wetlands within'h mile points = 5 There are at least 3 other wetlands within ''/2 mile, BUT the connections between them are disturbed points = 3 The wetland is Lake -fringe on a lake with disturbance and there are 3 other lake -fringe wetland within 'A mile points = 3 There is at least 1 wetland within'h mile. points = 2 There are no wetlands within''/2 mile. points = 0 H 2. TOTAL Score - opportunity for providing habitat Add the scores from H2.1, H2.2, H2.3, H2.4 12 TOTAL for Hl from page 14 2 Total Score for Habitat Functions — add the points for H 1, H 2 and record the result on p. 1 14 Wetland Rating Form — western Washington 11 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 Wetland E — Tukwila Vintage Homes CATEGORIZATION BASED ON SPECIAL CHARACTERISTICS Please determine if the wetland meets the attributes described below and circle the appropriate Category. Wetland Type Check off any criteria that apply to the wetland. Circle the Category when the appropriate criteria are met. Category SC 1.0 Estuarine wetlands (seep. 86) Does the wetland unit meet the following criteria for Estuarine wetlands? • The dominant water regime is tidal, • Vegetated, and • With a salinity greater than 0.5 ppt. YES = Go to SC 1.1 NO 0 SC 1.1 Is the wetland unit within a National Wildlife Refuge, National Park, National Estuary Reserve, Natural Area Preserve, State Park or Educational, Environmental, or Scientific Reserve designated under WAC 332-151? Cat. I • YES = Category I • NO = go to SC 1.2 SC 1.2 Is the wetland unit at least 1 acre in size and meets at least two of the following three conditions? Cat. I Cat. II Dual rating I/II • YES = Category I • NO = Category II • The wetland is relatively undisturbed (has no diking, ditching, filling, cultivation, grazing, and has less than 10% cover of non-native plant species. If the non-native Spartina spp. are the only species that cover more than 10% of the wetland, then the wetland should be given a dual rating (I/II) The are aof Spartina would be rated a Category II while the relatively undisturbed upper marsh with native species would be a Category I. Do not, however, exclude the area of Spartina in determining the size threshold of 1 acre. • At least 3/ of the landward edge of the wetland has a 100 ft buffer of shrub, forest, or un-grazed or un-mowed wetland. • The wetland has at least 2 or the following features: tidal channels, depressions with open water, or contiguous freshwater wetlands. Wetland Rating Form — western Washington 12 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 T Wetland E — Tukwila Vintage Homes SC 2.0 Natural Heritage Wetlands (seep. 87) Natural Heritage wetlands have been identified by the Washington Natural Heritage Program/DNR as either high quality undisturbed wetlands or wetlands that support state Threatened, Endangered, or Sensitive plant species. SC 2.1 Is the wetland being rated in a Section/Township/Range that contains a Natural Heritage wetland? (this question is used to screen out most sites before you need to contact WNHP/DNR) S/T/R information from Appendix D ® or accessed from WNHP/DNR web site ❑ YES ❑ — contact WNHP/DNR (see p. 79) and go to SC 2.2 NO SC 2.2 Has DNR identified the wetland as a high quality undisturbed wetland or as or as a site with state threatened or endangered plant species? YES = Category I NO ❑ Not a Heritage Wetland Cat. I SC 3.0 Bogs (seep. 87) Does the wetland (or any part of the unit) meet both the criteria for soils and vegetation in bogs? Use the key below to identify if the wetland is a bog. If you answer yes, you will still need to rate the wetland based on its functions. 1. Does the wetland have organic soils horizons (i.e. layers of organic soil), either peats or mucks, that compose 16" or more of the first 32 inches of the soil profile? (See Appendix B for a field key to identify organic soils.) Yes - go to Q.3 NO - go to Q.2 2. Does the wetland have organic soils, either peats or mucks, that are less than 16 inches deep over bedrock or an impermeable hardpan such as clay or volcanic ash, or that are floating on top of a lake or pond? Yes - go to Q.3 NO ® is not a bog for purpose of rating 3. Does the wetland have more than 70% cover of mosses at ground level, AND other plants, if present, consist of the "bog" species listed in Table 3 as a significant component of the vegetation (more than 30% of the total shrub and herbaceous cover consists species in Table 3)? Yes — Is a bog for purpose of rating NO - go to Q.4 NOTE: If you are uncertain about the extent of mosses in the understory, you may substitute that criterion by measuring the pH of the water that seeps into a hole dug at least 16" deep. If the pH is less than 5.0 and the "bog" plant species in Table 3 are present, the wetland is a bog. 4. Is the wetland forested (>30% cover) with sitka spruce, subalpine fir, western red cedar, western hemlock, lodgepole pine, quaking aspen, Englemann's spruce, or western white pine, WITH any of the species (or combination of species) on the bog species plant list in Table 3 as a significant component of the ground cover (>30% coverage of the total shrub/herbaceous cover)? YES = Category I NO ❑ is not a bog for purpose of rating Cat. I Wetland Rating Form — western Washington 13 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 r\ Wetland E — Tukwila Vintage Homes SC 4.0 Forested Wetlands (seep. 90) Does the wetland have at least 1 acre of forest that meet one of these criteria for the Department of Fish and Wildlife's forests as priority habitats? If you answer yes you will still need to rate the wetland based on its functions. ❑ Old growth forests: (west of Cascade crest) Stands of at least two tree species, forming a multi -layered canopy with occasional small openings; with at least 8 trees/acre (20 trees/hectare) that are at least 200 years of age OR have a diameter at breast height (dbh) of 32 inches (81 cm) or more. Note: The criterion for dbh is based on measurements for upland forests. Two hundred year old trees in wetlands will often have a smaller dbh because their growth rates are often slower. The DFW criterion is and "OR" so old - growth forests do not necessarily have to have trees of this diameter. ❑ Mature forests: (west of the Cascade crest) Stands where the largest trees are 80-200 years old OR have average diameters (dbh) exceeding 21 in (53 cm); crown cover may be less than 100%; decay, decadence, numbers of snags, and quanitity of large downed material is generally less than that found in old-growtl Cat. I YES = Category 1 NO ® not a forested wetland with special characteristics SC 5.0 Wetlands in Coastal Lagoons (see p. 91) Does the wetland meet all of the following criteria of a wetland in a coastal lagoon? ❑ The wetland lies in a depression adjacent to marine waters that is wholly or partially separated from marine waters by sandbanks, gravel banks, shingle, or, less frequently, rocks. ❑ The lagoon in which the wetland is located contains surgace water that is saline or brackish (> 0.5 ppt) during most of the year in at least a portion of the lagoon (needs to be measured near the bottom) YES — Go to SC 5.1 NO ® not a wetland in a coastal lagoon SC 5.1 Does the wetland meet all of the following three conditions? ❑ The wetland is relatively undisturbed (has no diking, ditching, filling, cultivation, grazing), and has less than 20% cover of invasive plant species (see list of invasive species on p. 74). ❑ At least 3/ of the landward edge of the wetland has a 100 ft buffer of shrub, forest, or un-grazed or un-mowed grassland. ❑ The wetalnd is larger than 1/10 acre (4350 square feet) YES = Category I NO = Category II Cat. I Cat. II Wetland Rating Form — western Washington 14 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 Wetland E — Tukwila Vintage Homes SC 6.0 Interdunal Wetlands (see p. 93) Is the wetalnd unit west of the 1889 line (also called the Westarn Boundary of Upland Ownership or WBUO)? YES - go to SC 6.1 NO © not an interdunal wetland for rating If you answer yes you will still need to rate the wetland based on its functions. In practical terms that means the following geographic areas: - Long Beach Peninsula - lands west of SR 103 - Grayland-Westport - lands west of SR 105 - Ocean Shores-Copalis - lands west of SR 115 and SR 109 SC 6.1 Is the wetland 1 acre or larger, or is it in a mosaic of wetlands that is 1 acre or larger? YES = Category II NO - go to SC 6.2 SC 6.2 Is the unit between 0.1 and 1 acre, or is it in a mosaic of wetlands that is between 0.1 and 1 acre? YES = Category III Cat. II Cat. III Category of wetland based on Special Characteristics Choose the "highest" rating if wetland falls into several categorie, and record on p. 1 . If you answered NO for all types enter "Not Applicable" on p.l N/A Wetland Rating Form — western Washington 15 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 / Wetland F — Tukwila Vintage Homes WETLAND RATING FORM — WESTERN WASHINGTON Version 2 — Updated July 2006 to increase accuracy and reproducibility among users Updated Oct 2008 with the new WDFW definitions for priority habitats Name of wetland: Wetland F Date of Site visit: 11/09/2016 Rated by: R. Whitson, J. Palmer Trained by Ecology? Yes © No ❑ Date of Training: 3/2015* SEC: 3 TWNSHP: 23N RNGE: 04E Is S/T/R in Appendix D? Yes❑ No El *trained for 2014 Update, not original 2004 system SUMMARY OF RATING Category based on FUNCTIONS provided by wetland I❑ II❑ III El IV El Category I = Score >70 Category II = Score 51-69 Category III = Score 30-50 Category IV = Score < 30 Score for Water Quality Functions Score for Hydrologic Functions Score for Habitat Functions TOTAL score for functions I 36 Category based on SPECIAL CHARACTERISTICS of wetland I ❑ II ❑ Does not Apply Final Category (choose the "highest" category from above) Check the appropriate type and class of wetland being rated. Wetland Type Wetland Class Estuarine Depressional ■ ■ Natural Heritage Wetland Riverine • ■ Bog Lake -fringe ■ ■ Mature Forest Slope • 0 Old Growth Forest Flats • ■ Coastal Lagoon Freshwater Tidal ■ ■ Interdunal ■ n None of the above Check if unit has multiple• HGM classes present • I 3 12 21 III Wetland Rating Form — western Washington 1 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 \ \% Wetland F — Tukwila Vintage Homes Does the wetland unit being rated meet any of the criteria below? If you answer YES to any of the questions below you will need to protect the wetland according to the regulations regarding the special characteristics found in the wetland. Check List for Wetlands That May Need Additional Protection (in addition to the protection recommended for its category) YES NO SP 1. Has the wetland unit been documented as a habitat for any Federally listed Threatened or Endangered animal or plant species (T/E species)? For the purposes of this rating system, "documented" means the wetland is on the appropriate state or federal database. X SP2. Has the wetland unit been documented as habitat for any State listed Threatened or Endangered animal species? For the purposes of this rating system, "documented" means the wetland is on the appropriate state database. Note: Wetlands with State listed plant species are categorized as Category I Natural Heritage Wetlands (see p. 19 of data form). X* SP3. Does the wetland unit contain individuals of Priority species listed by the WDFW for the state? X SP4. Does the wetland unit have a local significance in addition to its functions? For example, the wetland has been identified in the Shoreline Master Program, the Critical Areas Ordinance, or in a local management plan as having special significance. X *The study area was reviewed for the presence of endangered, threatened, and priority species using WDFW online Priority Habitat and Species Data, PHS on the Web (http://wdfw.wa.gov/mapping/phs/). To complete the next part of the data sheet you will need to determine the Hydrogeomorphic Class of the wetland being rated. The hydrogeomorphic classification groups wetlands into those that function in similar ways. Classifying the wetland first simplifies the questions needed to answer how it functions. The Hydrogeomorphic Class of a wetland can be determined using the key below. See p. 24 for more detailed instructions on classifying wetlands. Wetland Rating Form — western Washington 2 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 r'. Wetland F — Tukwila Vintage Homes Classification of Wetland Units in Western Washington If the hydrologic criteria listed in each question do not apply to the entire unit being rated, you probably have a unit with multiple HGM classes. In this case, identify which hydrologic criteria in Questions 1-7 apply, and go to Question 8. 1. Are the water levels in the wetland unit usually controlled by tides (i.e. except during floods)? ® NO — go to 2 ❑ ❑YES — the wetland class is Tidal l Fringe If yes, is the salinity of the water during periods of annual low flow below 0.5 ppt (parts per thousand)? YES — Freshwater Tidal Fringe NO — Saltwater Tidal Fringe (Estuarine) If your wetland can be classified as a Freshwater Tidal Fringe use the forms for Riverine wetlands. If it is Saltwater Tidal Fringe it is rated as an Estuarine wetland. Wetlands that were called estuarine in the first and second editions of the rating system are called Salt Water Tidal Fringe in the Hydrogeomorphic Classification. Estuarine wetlands were categorized separately in the earlier editions, and this separation is being kept in this revision. To maintain consistency between editions, the term "Estuarine" wetland is kept. Please note, however, that the characteristics that define Category I and II estuarine wetlands have changed (see p. ). 2. The entire wetland unit is flat and precipitation is only source (>90%) of water to it. Groundwater and surface water runoff are NOT sources of water to the unit ® NO — go to 3 ❑ YES — The wetland class is Flats If your wetland can be classified as a "Flats" wetland, use the form for Depressional wetlands. 3. Does the entire wetland unit meet both of the following criteria? ❑ The vegetated part of the wetland is on the shores of a body of open water (without any vegetation on the surface) at least 20 acres (8 ha) in size; ❑ At least 30% of the open water area is deeper than 6.6 ft (2 m)? ®NO — go to 4 DYES — The wetland class is Lake -fringe (Lacustrine Fringe) 4. Does the entire wetland unit meet all of the following criteria? El The wetland is on a slope (slope can be very gradual), ® The water flows through the wetland in one direction (unidirectional) and usually comes from seeps. It may flow subsurface, as sheetflow, or in a swale without distinct banks. ® The water leaves the wetland without being impounded? NOTE: Surface water does not pond in these types of wetlands except occasionally in very small and shallow depressions or behind hummocks (depressions are usually <3ft diameter and less than a foot deep). ❑ NO — go to 5 ® YES — The wetland class is Slope Wetland Rating Form — western Washington 3 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 Wetland F — Tukwila Vintage Homes 5. Does the entire wetland unit meet all of the following criteria? ❑ The unit is in a valley, or stream channel, where it gets inundated by overbank flooding from that stream or river. ❑ The overbank flooding occurs at least once every two years NOTE: The riverine unit can contain depressions that are filled with water when the river is not flooding. NO - go to 6 ❑ YES — The wetland class is Riverine 6. Is the entire wetland unit in a topographic depression in which water ponds, or is saturated to the surface, at some time during the year. This means that any outlet, if present, is higher than the interior of the wetland. NO — go to 7 ❑ YES — The wetland class is Depressional 7. Is the entire wetland unit located in a very flat area with no obvious depression and no overbank flooding. The unit does not pond surface water more than a few inches. The unit seems to be maintained by high groundwater in the area. The wetland may be ditched, but has no obvious natural outlet. ® NO — go to 8 E YES — The wetland class is Depressional 8. Your wetland unit seems to be difficult to classify and probably contains several different HGM classes. For example, seeps at the base of a slope may grade into a riverine floodplain, or a small stream within a depressional wetland has a zone of flooding along its sides. GO BACK AND IDENTIFY WHICH OF THE HYDROLOGIC REGIMES DESCRIBED IN QUESTIONS 1-7 APPLY TO DIFFERENT AREAS IN THE UNIT (make a rough sketch to help you decide). Use the following table to identify the appropriate class to use for the rating system if you have several HGM classes present within your wetland. NOTE: Use this table only if the class that is recommended in the second column represents 10% or more of the total area of the wetland unit being rated. If the area of the class listed in column 2 is less than 10% of the unit, classify the wetland using the class that represents more than 90% of the total area. HGM classes within the wetland unit being rated HGM Class to Use in Rating Slope + Riverine Riverine Slope + Depressional Depressional Slope + Lake -fringe Lake -fringe Depressional + Riverine along stream within boundary Depressional Depressional + Lake -fringe Depressional Salt Water Tidal Fringe and any other class of freshwater wetland Treat as ESTUARINE under wetlands with special characteristics If you are unable still to determine which of the above criteria apply to your wetland, or you have more than 2 HGM classes within a wetland boundary, classify the wetland as Depressional for the rating. Wetland Rating Form — western Washington 4 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 • _/ a Wetland F — Tukwila Vintage Homes S Slope Wetlands Points (seep. 64) 0 WATER QUALITY FUNCTIONS - Indicators that wetland functions to improve water quality S S S 1. Does the wetland have the I otential to improve water quality? S 1.1 Characteristics of average slope of wetland: Slope isl% or less (a 1 %slope has a 1 foot vertical drop in elevation horizontal distance) for every 100 ft points = 3 Slope is 1% - 2% points = 2 sore ;- 2°< c% — , r,.;,,+e ISlope is greater than 5% . points = 0 L S S 1.2 The soil 2 inches below the surface (or YES = 3 points duff layer) is lay nr nrgnie (u e NRCS definitions). 0 NO = 0 oints S S S 1.3 Characteristics of the vegetation in the wetland that trap sediments and pollutants: Choose the points appropriate for the description that best fits the vegetation in the wetland. Dense vegetation means you have trouble seeing the soil surface. Dense vegetation means you have trouble seeing the soil surface (>75% cover) and uncut means not grazed or mowed and plants are higher than 6 inches. Pence nngra7er4 herharennc vegetatinn > 4OO/ of the luetlanrl area pnintc = 3 Dense, ungrazed, herbaceous vegetation > 1/2 of area points = J! Dense, woody, vegetation > 1 of area points = 2 Dense, ungrazed, herbaceous vegetation > 1/4 of area points = 1 Does not meet any of the criteria above for vegetation points = 0 Total for S 1 Add the points in the boxes above I 3 S S 2. Does the wetland have the opportunity to improve water quality? are pollutants in groundwater water quality in streams, of the following conditions from several sources, 150 ft to wetland within 150 ft of wetland wetland that drains logging courses are within 150 (seep. 67) or surface water coming lakes or groundwater provide the sources of but any single source would developed areas, residential ft upslope of wetland (see p. 67) multiplier 1 Answer YES if you know or believe there into the wetland that would otherwise reduce downgradient from the wetland? Note which pollutants.A unit may have pollutants coming qualify as opportunity. • Grazing in the wetland or within • Untreated stormwater discharges • Tilled fields, logging or orchards • A stream or culvert discharges into areas, farmed fields, roads, or clear-cut • Residential, urban areas, or golf • Other YES multiplier is 2 NO multiplier is 1 S TOTAL - Water Quality Functions Multiply the score from S 1 by S 2 Add score to table on p. 1 3 Wetland Rating Form — western Washington 5 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 J a Wetland F — Tukwila Vintage Homes S Slope Wetlands Points HYDROLOGIC FUNCTIONS - Indicators that wetland functions to reduce flooding and stream erosion S 3. Does the wetland have the potential to reduce flooding and erosion? (seep. 68) S S 3.1 Characteristics of vegetation that reduce the velocity of surface flows during storms. Choose the points appropriate for the description that best fit conditions in the wetland. (stems of plants should be thick enough (usually > 1/8in), or dense enough, to remain erect during ,,,,, f ,.a f,,,,, 6 IDense, uncut, rigid vegetation covers > 90% of the area of the wetland. points = 6 1 Dense, uncut, rigid vegetation > 1/2 area of wetland points = 3 Dense, uncut, rigid vegetation > 1/4 area points = 1 More than 1/4 of area is grazed, mowed, tilled or vegetation is not rigid points = 0 S S 3.2 Characteristics of slope wetland that The slope wetland has small surface its area. holds back small amounts of flood flows: depressions that can retain water over at least 10% of 0 ( YE pe:.,t3 2 l NO points = 0 1 S Total for S 3 Add the points in the boxes above 6 S S 4. Does the wetland have the opportunity to reduce flooding and erosion? (seep. 70) the reduction in water velocity it provides helps protect from flooding or excessive and/or erosive flows? Note drains to a river or stream that has flooding problems (see p. 70) multiplier 2 Is the wetland in a landscape position where downstream property and aquatic resources which of the following conditions apply. • Wetland has surface runoff that •1 Other highway downstream (Answer NO if the major source of water to the wetland is controlled by a reservoir or the wetland is tidal fringe along the sides of a dike) YES multiplier is 2 NO multiplier is 1 S TOTAL - Hydrologic Functions Multiply the score from S 3 by S 4 I Add score to table on p. 1 12 I Comments Wetland Rating Form — western Washington 6 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 ..J a Wetland F — Tukwila Vintage Homes These questions apply to wetlands of all HGM classes. HABITAT FUNCTIONS - Indicators that wetland functions to provide important habitat: H 1. Does the wetland have the potential to provide habitat for many species? H 1.1 Vegetation structure (seep. 72) 4 Check the types of vegetation classes present (as defined by Cowardin) if the class is '/a acre or covers more than 10% of the area of the wetland if unit smaller than 2.5 acres. • Aquatic bed 11 Emergent plants 8 Scrub/shrub (areas where shrubs have >30% cover) 0. Forested (areas where trees have >30% cover) 6 Forested areas have 3 out of 5 strata (canopy, sub -canopy, shrubs, herbaceous, moss/ground- cover) that each cover 20% within the forested polygon Add the number of vegetation types that qualify. If you have • 4 structures or more points = 4 3 structures points = 2 2 structures points = 1 1 structure points = 0 H 1.2. Hydroperiods (seep. 73) 1 Check the types of water regimes (hydroperiods) present within the wetland. The water regime has to cover more than 10% of the wetland or % acre to count. (see text for descriptions of hydroperiods) • Permanently flooded or inundated 4 or more types = 3 present points • Seasonally flooded or inundated 3 types present = 2 points 8 Occasionally flooded or inundated f 2 types present = points 7 0 Saturated only 1 types present = 0 points • Permanently flowing stream or river in, or adjacent to, the wetland • Seasonally flowing stream in, or adjacent to, the wetland • Lake fringe wetland = 2 points • Freshwater tidal wetland = 2 points H 1.3. Richness of Plant Species (seep. 75) 1 Count the number of plant species in the wetland that cover at least 10 ft2. (different patches of the same species can be combined to meet the size threshold) You do not have to name the species. Do not include Eurasian milfoil, reed canarygrass, purple loosestrife, Canadian thistle If you counted: > 1 Q crpripc = 1 rn,,,te List species below if you want to: l 5 - 19 species points = 1 1 < 5 species points = 0 Wetland Rating Form — western Washington 7 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 r j .-J . Wetland F — Tukwila Vintage Homes H 1.4. Interspersion of habitats (seep. 76) Decide from the diagrams below whether interspersion between Cowardin vegetation classes (described in H 1.1), or the classes and unvegetated areas (can include open water or mudflats) is high, medium, low, or none. None = 0 points Low = 1 point •• [riparian braided channels] High = 3 points NOTE: If you have four or more vegetation types or three vegetation types and open water the rating is always "high". H 1.5. Special Habitat Features: (see p. 77) Check the habitat features that are present in the wetland. The number of checks is the number of points you put into the next column. ❑ Large, downed, woody debris within the wetland (>4in. diameter and 6 ft long). ❑ Standing snags (diameter at the bottom > 4 inches) in the wetland ❑ Undercut banks are present for at least 6.6 ft (2m) and/or overhanging vegetation extends at least 3.3 ft (1m) over a stream for at least 33 ft (10m) ❑ Stable steep banks of fine material that might be used by beaver or muskrat for denning (>30degree slope) OR signs of recent beaver activity are present ❑ At least '/ acre of thin -stemmed persistent vegetation or woody branches are present in areas that are permanently or seasonally inundated. (structures for egg -laying by amphibians) ❑ Invasive plants cover less than 25% of the wetland area in each stratum of plants Note: The 20% stated in early printings of the manual on page 78 is an error. H 1. TOTAL Score - potential for providing habitat I Add the scores from H1.1, H1.2, H1.3, H1.4, H1.5 1 Wetland Rating Form — western Washington 8 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 / Wetland F — Tukwila Vintage Homes H 2. Does the wetland have the opportunity to provide habitat for many species? H 2.1 Buffers (seep. 80) Choose the description that best represents condition of buffer of wetland. The highest scoring criterion that applies to the wetland is to be used in the rating See text for definition of "undisturbed" ❑ 100 m (330ft) of relatively undisturbed vegetated areas, rocky areas, or open water >95% of circumference. No developed areas within undisturbed part of buffer. (relatively undisturbed also means no-erazine) Points = 5 ® 100 m (330 ft) of relatively undisturbed vegetated areas, rocky areas, or open water > 50% circumference. Points = ❑ 50 m (170ft) of relatively undisturbed vegetated areas, rocky areas, or open water >95% circumference. Points = 4 ❑ 100 m (330ft) of relatively undisturbed vegetated areas, rocky areas, or open water > 25% circumference Points = 3 ❑ 50 m (170ft) of relatively undisturbed vegetated areas, rocky areas, or open water for > 50% circumference Points = 3 If buffer does not meet any of the criteria above ❑ No paved areas (except paved trails) or buildings within 25 m (80ft) of wetland > 95% circumference. Light to moderate grazing, or lawns are OK Points = 2 ❑ No paved areas or buildings within 50m of wetland for >50% circumference. Light to moderate grazing, or lawns are OK Points = 2 ❑ Heavy grazing in buffer. Points = 1 ❑ Vegetated buffers are <2m wide (6.6ft) for more than 95% of the circumference (e.g. tilled fields, paving, basalt bedrock extend to edge of wetland Points = 0 ❑ Buffer does not meet any of the criteria above Points = 1 H 2.2 Corridors and Connections (see p. 81) H 2.2.1 Is the wetland part of a relatively undisturbed and unbroken vegetated corridor (either riparian or upland) that is at least 150 ft wide, has at least 30% cover of shrubs, forest or native undisturbed prairie, that connects to estuaries, other wetlands or undisturbed uplands that are at least 250 acres in size? (dams in riparian corridors, heavily used gravel roads, paved roads, are considered breaks in the corridor). YES = 4 points (go to H2.3) NO = go to H 2.2.2 H 2.2.2 Is the wetland part of a relatively undisturbed and unbroken vegetated corridor (either riparian or upland) that is at least 50ft wide, has at least 30% cover of shrubs or forest, and connects to estuaries, other wetlands or undisturbed uplands that are at least 25 acres in size? OR a Lake -fringe wetland, if it does not have an undisturbed corridor as in the question above? YES = 2 points (go to H2.3) NO = H 2.2.3 H 2.2.3 Is the wetland: within 5 mi (8km) of a brackish or salt water estuary OR within 3 mi of a large field or pasture (>40 acres) OR within 1 mi of a lake greater than 20 acres? YES = 1 point I NO = 0 points ) Wetland Rating Form — western Washington 9 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 • -J . Wetland F — Tukwila Vintage Homes H 2.3 Near or adjacent to other priority habitats listed by WDFW (see new and complete descriptions of WDFW priority habitats, and the counties in which they can be found, in the PHS report http://wdfw.wa.gov/hab/phslist.htm) Which of the following priority habitats are within 330ft (100m) of the wetland? (NOTE: the connections do not have to be relatively undisturbed) ❑ Aspen Stands: Pure or mixed stands of aspen greater than 0.4 ha (1 acres). ® Biodiversity Areas and Corridors: Areas of habitat that are relatively important to various species of native fish and wildlife (full description in WDFW PHS reportp. 152) ❑ Herbaceous Balds: Variable size patches of grass and forbs on shallow soils over bedrock. ❑ Old-growth/Mature forests: (Old -growth west of Cascade crest) Stands of at least 2 tree species, forming a multi -layered canopy with occasional small openings; with at least 20 trees/ha (8 trees/acre) > 81 cm (32 in) dbh or > 200 years of age. (Mature forests.) Stands with average diameters exceeding 53 cm (21 in) dbh; crown cover may be less that 100%; crown cover may be less that 100%; decay, decadence, numbers of snags, and quantity of large downed material is generally less than that found in old -growth; 80 - 200 years old west of the Cascade crest. ❑ Oregon white Oak: Woodlands Stands of pure oak or oak/conifer associations where canopy coverage of the oak component is important (full descriptions in WDFW PHS reportp. 158) • Riparian: The area adjacent to aquatic systems with flowing water that contains elements of both aquatic and terrestrial ecosystems which mutually influence each other. ❑ Westside Prairies: Herbaceous, non -forested plant communities that can either take the form of a dry prairie or a wet prairie (full descriptions in WDFW PHS reportp. 161) • Instream: The combination of physical, biological, and chemical processes and conditions that interact to provide functional Life history requirements for instream fish and wildlife resources. ❑ Nearshore: Relatively undisturbed nearshore habitats. These include Coastal Nearshore, Open Coast Nearshore, and Puget Sound Nearshore. (full descriptions of habitats and the definition of relatively undisturbed are in WDFW report: pp. 167-169 and glossary in Appendix A.) ❑ Caves: A naturally occurring cavity, recess, void, or system of interconnected passages under the earth in soils, rock, ice, or other geological formations and is large enough to contain a human. ❑ Cliffs: Greater than 7.6 m (25 ft) high and occurring below 5000 ft. ❑ Talus: Homogenous areas of rock rubble ranging in average size 0.15 - 2.0 m (0.5 - 6.5 ft), composed of basalt, andesite, and/or sedimentary rock, including riprap slides and mine tailings. May be associated with cliffs. ❑ Snags and Logs: Trees are considered snags if they are dead or dying and exhibit sufficient decay characteristics to enable cavity excavation/use by wildlife. Priority snags have a diameter at breast height of >51 cm (20 in) in western Washington and are > 2 m (6.5 ft) in height. Priority logs are > 30cn 11 ") is �anagt�r of tla4 ��.gact wadi and ;Yng. If wetland has 3 or more priority habitats = 4 points If wetland has 2 priority habitats = 3 points If wetland has 1 priority habitat = 1 point No habitats = 0 points Note: All vegetated wetland are by definition a priority habitat but are not included in this list. Nearby wetlands are addressed in question H2.4. 4 Wetland Rating Form — western Washington 10 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 -.l 1 •.l ..J :.J ._J Wetland F — Tukwila Vintage Homes H 2.4 Wetland Landscape (choose the one description of the landscape around the wetland that best fits) 5 F R4) There are at least 3 other wetlands within ''A mile, and the connections between them are relatively undisturbed (light grazing between wetlands OK, as is lake shore with some boating, but connections should NOT be bisected by paved roads, fill, fields, or other development points = 5 ne wetuanu is Laxe-trmge on a lake witn little utsiuroance anu tnere are .5 otner lake -fringe wetlands within 'A mile points = 5 There are at least 3 other wetlands within 'A mile, BUT the connections between them are disturbed points = 3 The wetland is Lake -fringe on a lake with disturbance and there are 3 other lake -fringe wetland within''/2 mile points = 3 There is at least 1 wetland within 'A mile. points = 2 There are no wetlands within 'A mile. points = 0 H 2. TOTAL Score - opportunity for providing habitat Add the scores from H2.1, H2.2, H2.3, H2.4 13 TOTAL for Hl from page 14 9 Total Score for Habitat Functions — add the points for H 1, H 2 and record the result on p. 1 21 Wetland Rating Form — western Washington 11 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 Wetland F — Tukwila Vintage Homes CATEGORIZATION BASED ON SPECIAL. CHARACTERISTICS Please determine if the wetland meets the attributes described below and circle the appropriate Category. Wetland Type Check off any criteria that apply to the wetland. Circle the Category when the appropriate criteria are met. Category SC 1.0 Estuarine wetlands (seep. 86) Does the wetland unit meet the following criteria for Estuarine wetlands? • The dominant water regime is tidal, • Vegetated, and • With a salinity greater than 0.5 ppt. YES = Go to SC 1.1 NO 0 SC 1.1 Is the wetland unit within a National Wildlife Refuge, National Park, National Estuary Reserve, Natural Area Preserve, State Park or Educational, Environmental, or Scientific Reserve designated under WAC 332-151? Cat. I • YES = Category I • NO = go to SC 1.2 SC 1.2 Is the wetland unit at least 1 acre in size and meets at least two of the following three conditions? Cat. I Cat. II Dual rating I/II • YES = Category I • NO = Category II • The wetland is relatively undisturbed (has no diking, ditching, filling, cultivation, grazing, and has less than 10% cover of non-native plant species. If the non-native Spartina spp. are the only species that cover more than 10% of the wetland, then the wetland should be given a dual rating (UII) The are aof Spartina would be rated a Category II while the relatively undisturbed upper marsh with native species would be a Category I. Do not, however, exclude the area of Spartina in determining the size threshold of 1 acre. ❑ At least % of the landward edge of the wetland has a 100 ft buffer of shrub, forest, or un-grazed or un-mowed wetland. • The wetland has at least 2 or the following features: tidal channels, depressions with open water, or contiguous freshwater wetlands. Wetland Rating Form — western Washington 12 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 / �. Wetland F — Tukwila Vintage Homes SC 2.0 Natural Heritage Wetlands (see p. 87) Natural Heritage wetlands have been identified by the Washington Natural Heritage Program/DNR as either high quality undisturbed wetlands or wetlands that support state Threatened, Endangered, or Sensitive plant species. SC 2.1 Is the wetland being rated in a Section/Township/Range that contains a Natural Heritage wetland? (this question is used to screen out most sites before you need to contact WNHP/DNR) S/T/R information from Appendix D ® or accessed from WNHP/DNR web site ❑ YES ❑ — contact WNHP/DNR (see p. 79) and go to SC 2.2 NO SC 2.2 Has DNR identified the wetland as a high quality undisturbed wetland or as or as a site with state threatened or endangered plant species? YES = Category I NO ❑ Not a Heritage Wetland Cat. I SC 3.0 Bogs (see p. 87) Does the wetland (or any part of the unit) meet both the criteria for soils and vegetation in bogs? Use the key below to identify if the wetland is a bog. If you answer yes, you will still need to rate the wetland based on its functions. 1. Does the wetland have organic soils horizons (i.e. layers of organic soil), either peats or mucks, that compose 16" or more of the first 32 inches of the soil profile? (See Appendix B for a field key to identify organic soils.) Yes - go to Q.3 NO - go to Q.2 2. Does the wetland have organic soils, either peats or mucks, that are less than 16 inches deep over bedrock or an impermeable hardpan such as clay or volcanic ash, or that are floating on top of a lake or pond? Yes - go to Q.3 NO ® is not a bog for purpose of rating 3. Does the wetland have more than 70% cover of mosses at ground level, AND other plants, if present, consist of the "bog" species listed in Table 3 as a significant component of the vegetation (more than 30% of the total shrub and herbaceous cover consists species in Table 3)? Yes — Is a bog for purpose of rating NO - go to Q.4 NOTE: If you are uncertain about the extent of mosses in the understory, you may substitute that criterion by measuring the pH of the water that seeps into a hole dug at least 16" deep. If the pH is less than 5.0 and the "bog" plant species in Table 3 are present, the wetland is a bog. 4. Is the wetland forested (>30% cover) with sitka spruce, subalpine fir, western red cedar, western hemlock, lodgepole pine, quaking aspen, Englemann's spruce, or western white pine, WITH any of the species (or combination of species) on the bog species plant list in Table 3 as a significant component of the ground cover (>30% coverage of the total shrub/herbaceous cover)? YES = Category I NO ❑ is not a bog for purpose of rating Cat. I Wetland Rating Form — western Washington 13 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 Wetland F — Tukwila Vintage Homes SC 4.0 Forested Wetlands (seep. 90) Does the wetland have at least 1 acre of forest that meet one of these criteria for the Department of Fish and Wildlife's forests as priority habitats? If you answer yes you will still need to rate the wetland based on its functions. ❑ Old growth forests: (west of Cascade crest) Stands of at least two tree species, forming a multi -layered canopy with occasional small openings; with at least 8 trees/acre (20 trees/hectare) that are at least 200 years of age OR have a diameter at breast height (dbh) of 32 inches (81 cm) or more. Note: The criterion for dbh is based on measurements for upland forests. Two hundred year old trees in wetlands will often have a smaller dbh because their growth rates are often slower. The DFW criterion is and "OR" so old - growth forests do not necessarily have to have trees of this diameter. ❑ Mature forests: (west of the Cascade crest) Stands where the largest trees are 80-200 years old OR have average diameters (dbh) exceeding 21 in (53 cm); crown cover may be less than 100%; decay, decadence, numbers of snags, and quanitity of large downed material is generally less than that found in old-growt Cat. I YES = Category 1 NO ® not a forested wetland with special characteristics SC 5.0 Wetlands in Coastal Lagoons (see p. 91) Does the wetland meet all of the following criteria of a wetland in a coastal lagoon? ❑ The wetland lies in a depression adjacent to marine waters that is wholly or partially separated from marine waters by sandbanks, gravel banks, shingle, or, less frequently, rocks. ❑ The lagoon in whichthe wetland is located contains surgace water that is saline or brackish (> 0.5 ppt) during most of the year in at least a portion of the lagoon (needs to be measured near the bottom) YES — Go to SC 5.1 NO ® not a wetland in a coastal lagoon SC 5.1 Does the wetland meet all of the following three conditions? ❑ The wetland is relatively undisturbed (has no diking, ditching, filling, cultivation, grazing), and has less than 20% cover of invasive plant species (see list of invasive species on p. 74). ❑ At least 3/ of the landward edge of the wetland has a 100 ft buffer of shrub, forest, or un-grazed or un-mowed grassland. ❑ The wetalnd is larger than 1/10 acre (4350 square feet) YES = Category I NO = Category II Cat. I Cat. II Wetland Rating Form — western Washington 14 Version 2 Updated with new WDFW definitions Oct. 2008 August 2004 Wetland F — Tukwila Vintage Homes SC 6.0 Interdunal Wetlands (see p. 93) Is the wetalnd unit west of the 1889 line (also called the Westarn Boundary of Upland Ownership or WBUO)? YES - go to SC 6.1 NO ❑X not an interdunal wetland for rating If you answer yes you will still need to rate the wetland based on its functions. In practical terms that means the following geographic areas: - Long Beach Peninsula - lands west of SR 103 - Grayland-Westport - lands west of SR 105 - Ocean Shores-Copalis - lands west of SR 115 and SR 109 SC 6.1 Is the wetland 1 acre or larger, or is it in a mosaic of wetlands that is 1 acre or larger? YES = Category II NO - go to SC 6.2 SC 6.2 Is the unit between 0.1 and 1 acre, or is it in a mosaic of wetlands that is between 0.1 and 1 acre? YES = Category III Cat. II Cat. III Category of wetland based on Special Characteristics Choose the "highest" rating if wetland falls into several categorie, and record on p. 1. If you answered NO for all types enter "Not Applicable" on p.l N/A Wetland Rating Form — western Washington 15 August 2004 Version 2 Updated with new WDFW definitions Oct. 2008 l '1 CIT} OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Ste 100 Tukwila, WA 98188 Telephone: (206) 431-3670 SEPA ENVIRONMENTAL REVIEW APPLICATION FOR STAFF USE ONLY Permits Plus TYPE: P-SEPA Planner: File Number: 'T1 I _ ao Application Complete Date: Project File Number:DU l: (V9t2_. Application Incomplete Date: Other File Numbers: LA (0 _ mil) NAME OF PROJECT/DEVELOPMENT: Vintage at Tukwila BRIEF DESCRIPTION OF SCOPE OF WORK: 4 story, 247 unit Senior Housing with associated parking and amnities This application requires public notice. Please see section 7 of the application checklist. LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. ACCESS STREET OFF OF 47TH AVE S. IN THE VICINITY OF MARTIN LUTHER KING JR. WAY & S. RYAN WAY SEE ATTACHED LETTER AND SURVEY COVER SHEET FOR LEGAL DESCRIPTIONS INCLUDNIG LOTS, BLOCKS AND SUBDIVIVISIONS LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 6874200530, 3348401800, 3348401810, 3348401820, 3348401860 DEVELOPMENT COORDINATOR/ PROJECT CONTACT: The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, RECEIVED • has full responsibility for identifying and satisfying all relevant and sometimes overlappig'Sl v rT$ OMAls, and • is the primary contact with the City to whom all notices and reports will be sent. • PLEASE PRINT CLEARLY Name: CHRIS OLSON APR 0 3 2017 PERMIT CENTER Address: 502 W. RIVERSIDE, SUITE 200 CITY, ST, ZIP SPOKANE, WA 99201 Phone: (509) 328-6464 E-mail: OLSON@NYSTROMOLSON.COM Signature: Date: \\citystore\City Common\Teri - DCD\Kirby\SEPA to 5x\SEPA Environmental Review Application FINAL 5-9-16.docx / \ CITE OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Ste 100 Tukwila, WA 98188 Telephone: (206) 431-3670 SEPA ENVIRONMENTAL REVIEW INFORMATION The State Environmental Policy Act (SEPA) requires all agencies to consider the environmental impacts of a development before making decisions (43.21C RCW). The purpose of environmental review is to identify a proposal's significant adverse impacts, measures to minimize or avoid such impacts, and allow wide public review for a wide range of projects. REQUIREMENTS: SEPA review is required for any action associated with the following types of decisions: 1 Developing 10 or more dwelling units. 2. Developing agricultural structures over 10,000 s.f. 3. Developing office, school, commercial, recreational, service or storage buildings over 12,000 s.f. and 40 parking spaces (certain utility lines, personal wireless communication facilities, and normal maintenance/replacement activities are fully exempt). 4. Developing parking lots with over 40 spaces. 5. Landfills and excavations over 500 cubic yards. 6. Installation of impervious underground tanks with a capacity over 10,000 gallons. The accompanying application must be completed for any new SEPA application or request to issue an addendum to any previous SEPA determination. If a question does not apply, "Does not apply" or "NA" may be entered. Complete answers to the checklist may avoid unnecessary delays later. City staff may also be able to help about governmental designations (e.g., zoning, shoreline, and landmark status). PROCEDURES: At the time you submit your application you must have all of the items listed on the attached "Complete Application Checklist" as well as the submittal for the underlying action (building permit, subdivision etc.). You may request a waiver from items on the checklist that are not applicable to your project. Please discuss this waiver request with City staff either at a pre -application meeting or at the time of application submittal. Within 28 days of receiving your application, City staff will determine if it is complete based on the attached checklist. If not complete City staff will mail to you a letter outlining what additional information is needed. If you do not submit requested materials within 90 days from the City's request for additional information the City may cancel your application. Once the application is "complete," substantive review will begin and a "Notice of Application" must be posted/mailed to begin a public comment period. After completing the environmental analysis and considering public comments, the Director will issue a determination for the project. A Determination of Non -Significance (DNS) says that the project as proposed will not have probable, significant, negative environmental impacts. A mitigated DNS will be issued if the project must be modified to mitigate its negative impacts. An Environmental Impact Statement (EIS) must be prepared if the probable negative impacts are unavoidable. RECEIVED vITY @r T' "" . 1412.133 - :Ain- CENTER \\citystore\City Common\Teri - DCD\Kirby\SEPA to fix\SEPA Environmental Review Application FINAL 5-9-16.docx COMP E APPLICATION C KLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning APPLICATION MATERIALS: ✓ 1. Application Checklist (1 copy) indicating items submitted with application. t/ 2. Completed ESA Screening Checklist, SEPA Environmental Checklist and drawings (5 copies). 3. One set of all plans reduced to 8 1/2" x 11" or 11" x 1 7". ✓ 4. Application Fee: See Land Use Fee Schedule. ✓ 5. Underlying permit application that triggers SEPA review. F—,4 L R ei4 y So 3/1' PUBLIC NOTICE MATERIALS: 1.7 6. Payment of notice board fee (see Land Use Fee Schedule) to FastSigns OR provide a 4' x 4' public notice board on site within 14 days of the Department determining that a complete application has been received (see Public Notice Sign Specifications Handout). 7. Pay the fee as established by the Land Use Fee Schedule for generating mailing labels; OR provide an excel spreadsheet of mailing labels for all property owners and tenants (residents and businesses) within 500 feet of the subject property. Each unit in multiple family buildings e.g. apartments, condos, trailer parks --must be included. Once your project is assigned to a planner, you will be required to provide an electronic copy of the mailing label spreadsheet in the following format: Name, Street Address, City St Zip, with each of these fields as an individual column: Name Street Address City, St, Zip Mr. Smith 1234 Park Ave S Tukwila WA 98188 PLEASE NOTE: Regardless of whether you pay the City to generate the mailing labels or you provide them, there is an additional fee for postage and material as listed under Public Notice Mailing Fee on the Land Use Fee Schedule. Payment of this fee is due prior to issuance of the decision and you will receive a separate bill for this fee. 8. If providing own labels, include King County Assessor's map(s) which shows the location of each property within 500 ft. of the subject lot. RECEIVED CITY 0F= TUKWILA APR 0 3 2017 PERMIT CENTER \\cilystore\City Common\Teri - DCD\Kirby\SEPA to fix\SEPA Environmental Review Application FINAL 5-9-16.docx Check items submitted with application Information Rep/ 'd. May be waived in unusual cases, upon` '9rovaT of both Public Works and Planning `- PROJECT DESCRIPTION AND ANALYSIS: 1 9. Vicinity Map with site location. 10. Provide four (4) copies of any sensitive area studies such as wetland or geotechnical reports if needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). See the Geotechnical Report Guidelines and Sensitive Area Special Study Guidelines for additional information. 11. Any drawings needed to describe the proposal other than those submitted with the underlying permit. Maximum size 24" x 36". RECEIVED CITY OF TUtKWILA APR 3 3 2017 PERMIT CENTER \\citystorc\City Common\Teri - DCD\Kirby\SEPA to fix\SEPA Environmental Review Application FINAL 5-9-16.docx DESCRIPTIONS ProjectTRAK ACCOUNT QUANTITY PAID $1,866.90 E17-0002 Address: Apn: $1,866.90 SEPA $1,778.00 CHECKLIST R000.345.890.00.00 0.00 $1,778.00 TECHNOLOGY FEE $88.90 TECHNOLOGY FEE TOTAL FEES PAID BY RECEIPT: R11206 R000.322.900.04.00 0.00 ' $88.90 $1,866.90 Date Paid: Monday, April 03, 2017 Paid By: VINTAGE HOUSING Pay Method: CHECK 2041 Printed: Monday, April 03, 2017 3:59 PM 1 of 1 SYSTEMS CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Ste 100 Tukwila, WA 98188 Telephone: (206) 431-3670 SEPA ENVIRONMENTAL REVIEW APPLICATION FOR STAFF USE ONLY Permits Plus TYPE: P-SEPA Planner: File Number: Application Complete Date: Project File Number: Application Incomplete Date: Other File Numbers: NAME OF PROJECT/DEVELOPMENT: Vintage at Tukwila BRIEF DESCRIPTION OF SCOPE OF WORK: 4 story, 247 unit Senior Housing with assocated parking and amenities This application requires public notice. Please see section 7 of the application checklist. LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. Access Street of of 47th Ave S & S Ryan Way - Site Access from Currently Undeveloped S 109th Street LIST ALL TAX LOT NUMBERS (this information may be. found on your tax statement). 3348401800, 3348401810, 3348401820, 3348401860, 0323049050 DEVELOPMENT COORDINATOR/ PROJECT CONTACT: The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. • PLEASE PRINT CLEARLY Name: Mujib Kamawal Address: 2009 Minor Ave East CITY, ST, Zip Seattle, WA 98102 Phone: (206) 226-2706 E-mail: mujibk@brhinc.com Signature: " t-- — -_ Date: 7/18/17 \\citystore\City Common\Teri - DCD\Kirby\SEPA to fix'SEPA Environmental Review Application FINAL 5-9-16.docx JUL 18 2017 Community Development