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Home My WebLink AboutTIS 2026-03-23 Item 1B - Application - Right-of-Way Vacation at 15580 Military Rd from Redemption FellowshipCity of Tukwila Thomas McLeod, Mayor Marty Wine, City Administrator AGENDA BILL ITEM NO. 1.B. Agenda Item Sponsor Legislative History Right -of -Way Vacation Request for 15580 Military Rd (Application PW24-0073) Adam Cox, P.E., Senior Program Manager - Transportation March 23, 2026 Transportation & Infrastructure Services Committee Recommended Motion Ex Discussion Only ❑ Action Requested MOVE TO - N/A Committee Decision EXECUTIVE SUMMARY Redemption Fellowship, Inc. has submitted a right-of-way (ROW) vacation request to the City to vacate approximately 12,040 square feet of unopened ROW located at the northeastern intersection of South 158th Street and South 160th Street, adjacent to 15880 Military Road South. The church seeks to incorporate this land into its parcel for a future redevelopment concept that includes mixed -use facilities and airport -related parking -uses that are not currently permitted under the City's Comprehensive Plan or zoning regulations. City staff reviewed the request in accordance with Tukwila Municipal Code (TMC) 11.60 and RCW 35.79, which require that more than two-thirds of abutting property owners sign the petition before a public hearing can be scheduled. The applicant listed only themselves as an abutting owner; however, multiple additional parcels appear to meet the statutory definition of "abutting," creating uncertainty about whether the petition is complete. The unopened ROW has long been preserved to support future access, circulation, and utility needs for both Tukwila and SeaTac. Sterling Realty Organization (SRO), which is planning a major adjacent development, has formally opposed the vacation, citing the importance of retaining the ROW for future transportation improvements. SeaTac staff expressed similar concerns. Vacating the ROW would eliminate its potential use for public mobility and infrastructure improvements. Financially, the petitioner's appraisal values the land between $790,000 and $900,000. Because the ROW has been dedicated for more than 25 years, the City is required to receive fair market value if it is vacated, with half of the proceeds dedicated to public open space or transportation capital projects. DISCUSSION Based on the lack of demonstrated public benefit, the unresolved statutory requirements, and the potential impact on future transportation and development needs, staff recommends denial of the ROW vacation request. Should the Transportation and Infrastructure Services Committee decide to forward the request to the full council as -is for consideration, staff would prepare the necessary resolution for a meeting in April 28 and schedule a public hearing for May or June (within 60 days of council adopting the resolution). Alternatively, the Committee could direct the department to require the petitioner to obtain additional signatures from adjacent property owners before proceeding. FINANCIAL IMPACT No financial impact ATTACHMENTS Right -of -Way Vacation Request for 15580 Military Rd (Application PW24-0073) Staff Report • Exhibit A: Vicinity and Property Boundary Maps • Exhibit B: SRO Tukwila — Draft Plan Set • Exhibit C: SRO Letter to City re Proposed Street Vacation • Exhibit D: City of Tukwila Development Bulletin D1 Street Vacation 29 Thomas McLeod, Mayor Public Works Department - Jen Tetatzin, PE, PMP - Director STAFF REPORT Date: March 17, 2026 TO: Transportation and Infrastructure Services Committee FROM: Jen Tetatzin, PE, PMP, Public Works Director BY: Adam Cox, PE, Senior Program Manager — Transportation Subject: Right -of -Way Vacation Request for 15580 Military Rd (Application PW24-0073) I. Purpose of Report The purpose of this report is to provide relevant information and a recommendation to the Council regarding a request to vacate unopened right-of-way (ROW) located at the northeastern intersection of South 158th Street and South 160th Street, adjacent to 15880 Military Rd South. Staff is seeking guidance on whether the council would entertain the request as submitted or if signatures are required from additional property owners before a resolution is drafted and a public hearing is scheduled. II. Background The Redemption Fellowship is located at 15880 Military Rd South near the city boundary between Tukwila and SeaTac. The church is located on a site consisting of one irregular shaped parcel measuring 86,068 SF (1.98 acres), zoned Community Residential (CR) by the City of Tukwila. The site is improved with two structures: a 20,432 SF church building originally constructed in 1933 and a 2,940 SF parsonage (residence) originally constructed in 1951. There is also an asphalt parking lot supporting the church buildings. A portion of the parking lot extends into the unopened ROW, which was transferred to the City in 2001. Redemption Fellowship, Inc. has petitioned the City to vacate a triangular portion of unopened ROW at the northeastern intersection of South 158th Street and South 160th Street, adjacent to 15880 Military Rd South at the city boundary between Tukwila and SeaTac. TMC 11.60.090 requires the Department to: 1. Propose a resolution to the City Council fixing a time, pursuant to RCW 35.79.010, when the matter will be heard. 2. Forward the petition and resolution to all City departments and all concerned utilities for review and comment. 3. Post on -site notification of the public hearing per RCW 35.79.020. 4. Provide notification of the public hearing to all property owners within 500 feet of the right-of- way proposed for vacation. 5. Provide the City Council all relevant information for decision deliberations during the public hearing. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 30 Transportation and Infrastructure Services Committee March 17, 2026 Page 2 III. Description of Proposed Vacation If the ROW is vacated, the property owner will gain access to an additional 12,040 SF of land area along the western edge of the site. A survey performed by Robert J. Bogdon of Eastside Consultants Inc. verified that the City's ROW is mostly triangular and roughly 165 feet long on the southern and western sides, and 230 feet long along the eastern edge. See Exhibit A for a map of the parcel and ROW location. IV. Justification for Vacation City staff have attended multiple meetings and phone conversations with the representative from the Redemption Fellowship Church, John Benjamin, to discuss the nature of the request. Mr. Benjamin has stated the justification for the ROW vacation request is to combine it with the Church parcel as part of a plan to redevelop the site with a multi -use tower that will incorporate housing, retail, food services, educational services, area of worship, and airport parking. Staff informed Mr. Benjamin several years ago that establishing these uses is not consistent with the adopted Comprehensive Plan and would require a rezone and amendment to the Comprehensive Plan, for which the Church has not yet applied. V. Impact Analysis Future Development: The site lies adjacent to a planned development of Sterling Realty Organization (SRO), located in Tukwila and SeaTac. SRO has formally communicated plans to develop (Exhibit B) and their concerns regarding the potential impacts of the ROW vacation. They have requested that the City deny the vacation request (Exhibit C). Their position is based on the belief that retaining the ROW is important to support access, circulation, or future project needs associated with the development of the corridor. City staff has also coordinated with SeaTac's public works and planning departments to discuss the proposed traffic impact of the planned redevelopment by SRO. SeaTac staff expressed general agreement with the concern about losing the ROW which will likely be needed for future transportation improvements. Financial: The petitioner provided an appraisal report from March 2024 which values the land between $790,000 and $900,000. The property has significant value due to its size, accessibility, topography, and location near major transportation hub of SeaTac Airport and several major employment centers. The appraisal appears to meet the requirements of TMC 11.60.050. Since this land has been dedicated ROW for more than 25 years, the city is required to obtain fair market value if the ROW were to be vacated (TMC 11.60.050.C). Furthermore, one half of the revenue received by the City as compensation for the ROW must be dedicated to public open space or transportation capital projects within the City (TMC 11.60.050.D). Alternatively, the code allows for the petitioner to trade property in lieu of payment. Public Benefit: The parcel has been preserved as unopened ROW in order to serve the future growth and development needs of the cities of Tukwila and SeaTac. If vacated, the potential to use it for vehicle and pedestrian traffic improvements will be eliminated. Furthermore, the stated purpose for the land is not consistent with the adopted Comprehensive Plan. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 31 Transportation and Infrastructure Services Committee March 17, 2026 Page 3 Utilities: This area is served by Highline Water and Valley View Sewer Districts. Highline Water District noted that the Church would need to provide an easement for the water service line currently in the unopened ROW if the line remains public infrastructure. Valley View Sewer District stated that the vacation does not impact their infrastructure. There is no City stormwater infrastructure located in the unopened ROW except a parking lot storm drain and conveyance system that apparently was deeded to the city in 2001 with the parking lot. VI. Statutory Requirements and Public Involvement Redemption Fellowship, Inc. submitted a Petition for Vacation of Streets application on September 30, 2024 listing only themselves as the abutting property owners (Exhibit D). The applicant has also reached out to the City for mailing labels for property owners within 500' of the street. There is no evidence that the applicant has prepared the required mailers and no public hearing has been scheduled. Per RCW, when a complete and fully compliant application is submitted, the City Council is required to issue a resolution to schedule a public hearing, which must be held within 60 days. RCW 35.79.020 adds that "if fifty percent of the abutting property owners file written objection to the proposed vacation with the clerk, prior to the time of hearing, the city shall be prohibited from proceeding with the resolution." There is some uncertainty regarding the definition of "abutting property owners" considering that the parcel to be vacated is wedged between existing city streets and the petitioner's parcel. Specifically, RCW 35.79.010 reads "if the petition is signed by the owners of more than two-thirds of the property abutting upon the part of such street or alley sought to be vacated, legislative authority by resolution shall fix a time when the petition will be heard and determined by such authority or a committee thereof...". The parcels listed below are adjacent to the unopened ROW being petitioned for vacation. Parcel No. Property Owner Site Address 2223049030 Redemption Fellowship, Inc. 15880 Military Rd S, SeaTac, WA 98188 2223049017 Sterling Realty Org 3610 S 158th St, Tukwila, WA 98188 2223049102 Sterling Reality Organizat0l 15802 International Blvd, Tukwila, WA 98188 5379801040 Crestview Flats LLC 3445 S 160th St, SeaTac, WA 98188 2414800000 Evergreen Heights Estates Condo 3503 S 160th St, SeaTac, WA 98188 5379801020 Saroya Jagtar 3423 S 160th St, SeaTac, WA 98188 VII. Recommendations Both Sterling Realty Organization (SRO) and Redemption Fellowship Church have informally approached the City with their respective development proposals. Regarding the use of the portion of ROW that is being petitioned for vacation, these concepts are in conflict with one another. Staff recommends that Council require signatures of the adjacent property owners before proceeding with a resolution or public hearing. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 32 Transportation and Infrastructure Services Committee March 17, 2026 Page 4 Furthermore, if the petitioner returns with a revised petition, staff recommends that Council carefully consider the impacts of a permanent loss of ROW before making a final decision on the vacation request, as the public benefit and potential impacts of either development are unknown at this time. The purpose of the unopened ROW is to serve long-term access, circulation, and utility needs and vacating it now could limit future public options or create unintended impacts. It has been City protocol that ROW vacations should only proceed when there is sufficient evidence that the public will experience equal or greater benefit from relinquishing the ROW, and staff's opinion is that threshold has not been met based on the information currently available. If committee members would like to proceed with the formal process based on the current request, staff would prepare a resolution for the full Counsil and set a public hearing date. The applicant would need to provide property owners within 500' of the parcel formal notice of the hearing and the public would have the opportunity to weigh in on the vacation request before Council makes a final decision. VIII. Conclusion The committee is being asked to provide guidance on whether the current petition is valid or if it should be returned for additional signatures from adjacent property owners. Attachments: 1. Exhibit A: Vicinity and Property Boundary Maps 2. Exhibit B: SRO Tukwila — Draft Plan Set 3. Exhibit C: SRO Letter to City re Proposed Street Vacation 4. Exhibit D: City of Tukwila Development Bulletin D1 Street Vacation Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov 33 Exhibit A: Vicinity and Property Boundary Maps Adjacent property owner requests that the City vacate the triangular portion of the right-of- way at the northeastern intersection of South 158th Street and South 160th Street, adjacent to 15880 Military Road South, Tukwila. Vicinity Map 1 34 Property Boundary Map 1 35 COMPREHENSIVE PLAN AMENDMENT] PLAN SET [-December 23, 2021€ DRAFT 2021-12-16 36 Comprehensive Plan Amendment Subarea Boundary Map DRAFT 2021-12-16 TUKWILA COMPREHENSIVE PLAN - 2015 TUKWILA IN MOTIONAL BOULEVARD nternational Boulevard District Proposed Subarea Extents 1111 Adjacest Propertes for Consideration PAGE 8-4 SRO Tukwila I Comprehensive Plan Amendment Page 2 37 Context Site Aerial TUKWILA ,ABLVD STATION f INTERNATIONAL }i DRAFT 2021-12-16 BRT STATION & PEDESTRIAN BRIDGE Looking South -East CURRENT SOUND TRANSIT BRIDGE ALIGNMENT PROPOSAL SRO Tukwila I Comprehensive Plan Amendment Page 3 38 Comprehensive Plan Amendment Proposed Subarea Parcels DRAFT 2021-12-16 A ST ATRC Dollar Car sales S 100TH ST RfAA f3F4C!GrE T NINTERNATI N iARP STATION Rede Fe o Amendment Boundary SRO Property City of Tukwila R.O.W Adjacent Properties for consideration to include in comp plan amendment SRO Tukwila I Comprehensive Plan Amendment Page 4 39 Master Plan Vision Framework Plan SEATAC REN CAR RAC I DRAFT 2021-12-16 ‘,..4taVOIC BRT STATION WSP Station Sresekeressaseserkeakeesusse; taimirlattenpfett Loo Dollar Car "les 1 SECTOR 5 28,870 SF 68 fl TUKWILA INTERNATIONA LVD STATION STATIO STADON PARKING „ SSW VEHICLE CIRCULATION sg11-55/1/Sgang*P;P SECTOR 2 156,a10 SF ed,mpt5nn Fellowship s s'55r85'$p85 TNST PEDESTRIAN CIRCULATION General Note: Framework plan is for concept only. Not a / representation of final project project design. IA," '161 KEY 7 1-11-1 rear_ Property Line Sector Boundary Building Pads/Sectors R11'1111111S Roads 1 Sidewalks Nature Area BiaN1S1101 Open Space 7-1 aBaranak SRO Tukwila I Comprehensive Plan Amendment Page 5 40 Master Plan Vision Rendering DRAFT 2021-12-16 Pedestrian level concept rendering at Green/Open Space SRO Tukwila I Comprehensive Plan Amendment Page 6 41 Comprehensive Plan Amendment Proposed Framework PROPOSED SUBAREA PLAN FRAMEWORK TIB South TOD Subarea December 20, 2021 Introduction 1.1 Description of Subarea • Location and boundaries of subarea shown on attached exhibit • Existing conditions: surface parking and auto -rental services • Need for new subarea (BRT/Light Rail/Airport Expansion) • Relationship of new subarea to existing TIB subarea • Connections between subarea and transportation infrastructure, other cities, SeaTac Airport, residential neighborhoods, the region • Timetable for possible redevelopment 1.2 Vision Statement 2. Issues 2.1 • TOD Development • Mixed use • Sustainability • Equity • Connections to BRT/Light Rail • Open Space • Pedestrian activation Land Use • Permitted Uses • Densities • Heights • Parking • Existing Uses 2.2 Mobility & Connections • Street grid options • Connections to adjoining rights -of -way • Connections to BRT/Light Rail • Bicycle connections DRAFT 2021-12-16 • Pedestrian network • Allow one eVTOL facility adjacent to the freeway and mass transit connections 2.3 Street Design • Street Grid • Conceptual street cross -sections o Landscaping o Sidewalks/pedestrian areas o Relationship of buildings to sidewalks 2.4 Urban Form Relationship of buildings to sidewalks/pedestrian areas o Location of buildings o Transparency o Activation • Integration of open space • Height Transitions • Building design 2.5 Open Space • Incorporation of open space in urban design • Preservation of creek area 2.6 Public & Private Investment • Public investment in transportation infrastructure • Private investment in development, utilities and BRT connections 3. Goals, Policies & Strategies 3.1 Land Use 3.1.1 Promote mixed -use transit -oriented development 3.1.2 Allow a broad range of urban uses, including multi -family residential, office, research & development, hotels and entertainment, retail and restaurants. 3.1.3 Discourage principal -use warehouses, ministorage, industrial and surface parking lots, except where incorporated in a mixed -use urban development or as an interim use in a redevelopment phasing plan. 2 3.1.4 Permit existing non -conforming uses to remain within a phased redevelopment plan, and allow other non -conforming uses (such as surface parking, vehicle storage or outdoor storage) on an interim basis 3.1.5 Support reductions in required parking based on proximity to high - capacity transit and mixed -use development 3.2 Density & Urban Form 3.2.1 Promote transit -oriented development at urban densities adequate to support and enhance adjacent high -capacity transit options, similar to densities at other regional light -rail station areas 3.2.2 Allow building heights sufficient to accommodate necessary urban density, but within FAA allowances. 3.2.3 Transition building heights downward toward residential neighborhoods to the east. 3.2.4 Employ architectural design strategies, such as building modulation and articulation, to reduce the apparent mass of structures at the pedestrian level. 3.2.5 Promote superior building design for high-rise buildings 3.2.6 Consider the orientation of building volumes above podium levels and design tower floorplates to optimize light and views. 3.3 Street Design 3.3.1 Develop a logical street network to define walkable blocks and to connect to other adjacent streets and rights -of -way, while optimizing allowable building design and function. 3.3.2 Allow flexibility in street design to enhance pede vehicle speeds. n values and reduce 3.3.3 Allow one or two vehicular bridges across the creek preserve. 3.4 Walkability & Connectivity 3.4.1 Create a network of pedestrian sidewalks and paths to integrate the uses within the subarea. 3.4.2 Ensure pedestrian connections meet standards for ADA accessibility, except within nature areas SRO Tukwila I Comprehensive Plan Amendment Page 7 42 Comprehensive Plan Amendment Proposed Framework 3.4.3 Promote pedestrian connections from the subarea directly to the BRT/Light Rail station across SR518. 3.4.4 Allow one or two pedestrian bridges/paths across the creek preserve. 3.4.5 Use well -designed signage to enhance wayfinding for pedestrians. 3.4.6 Provide connections to adjacent neighborhoods to ensure the permeability of the subarea for all pedestrians. 3.5 Pedestrian Activation 3.5.1 Support of broad ranges of street -level uses to add interest, engagement and activation to the pedestrian environment. 3.5.2 Allow the use of sidewalk areas for outdoor cafe and restaurants. 3.5.3 Promote the location of building facades adjacent to sidewalks. 3.5.4 Use well -designed lighting, wayfinding and furniture to enhance the quality and safety of the pedestrian environment. 3.5.5 Integrate plazas and open space areas in the pedestrian environment. 3.5.6 Employ quality, engaging landscaping to add color and vitality to the sidewalk area and to buffer pedestrians from vehicular traffic. 3.6 Open Space 3.6.1 Provide open spaces in a variety of forms and locations throughout the subarea. 3.6.2 Provide ground -level open space that is open to and usable by pedestrians, visitors, tenants, neighbors and residents, to enhance equity in the subarea 3.6.3 Protect and enhance the creek environment and use it as an open space resource for the community. 3.6.4 Provide activation and interest for urban plazas and pocket parks, to integrate them into the pedestrian environment. 3.7 Sustainability. 3.7.1 Support the use of green infrastructure to mitigate impacts of stormwater runoff. 3.7.2 Promote sustainable building, construction and operations practices and provide incentives for implementation of such practices. 4 DRAFT 2021-12-16 3.8 Implementation. 3.8.1 Adopt development regulations in the form of new TIB South TOD District regulations to require long-term master planning of development within the subarea. 3.8.2 Ensure that master plan approvals are sufficiently flexible to respond to changing market and social needs over the term of the master plan. 3.8.3 Master plan approvals should be of a duration adequate to ensure predictability and support long-term capital investment, such as for 15 or 20 years. 5 SRO Tukwila I Comprehensive Plan Amendment Page 8 43 )11G-i 1-11LL puLc December 18, 2024 Hon. Thomas McLeod, Mayor Members of the City Council City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 Re: Proposed Street Vacation 15880 Military Road S. File No. PW24-0073 Dear Mayor McLeod & Councilmembers: VIA ELECTRONIC MAIL We are writing on behalf of Sterling Realty Organization ("SRO") in connection with the above - referenced petition for street vacation (the ``Vacation Petition"). SRO is the owner of the property abutting the unopened Military Road S. right-of-way immediately west of the partial vacation proposal. The Vacation Petition seeks to acquire 12,040 s.f. of existing street right-of-way from the City of Tukwila (the "City"). SRO asks the City to deny or defer consideration of the street vacation petition pending further review of the issues set forth in this letter. 1. Theproposed street vacation does not conform toshe requirements of RCW 35.79.010. RCW 35.79.010, which govems the street vacation proposal in this case, only allows a city to schedule a hearing on a private proposal for a street vacation petition "if the petition is signed by the owners of more than two-thirds of the property abutting upon the part of such street or alley sought to be vacated." In this case, according to the filed petition, the petitioner owns 162.16 frontage feet on the portion of the street sought to be vacated. The corresponding frontage owned by SRO on the west side of the street is approximately 175 feet, or more than 50% of the abutting property. Therefore, the subject street vacation petition does not include adequate owner signatures as required under RCW 35.79.010. This requirement is mirrored under TMC 11.60.030.B. The petitioner may argue that the SRO property does not "abut" on the proposed vacation area, since the petition only seeks to vacate a portion of the right-of-way immediately 44 701 Fifth Avenue Suite 6600 Seattle, Washington 98104 206.812.3388 • Fax 206.812.3389 www.mhseattle.com December 18, 2024 Page 2 of 4 adjacent to the petitioner property. This interpretation would violate the intent of the statute and would effectively allow a petitioner to avoid the need for the other abutter's consent by leaving only a strip of right-of-way along the other abutter's frontage. Under this erroneous interpretation, a petitioner could vacate 95% of the width of a street without the other owner's consent, as long as no portion of the vacation area actually touched the other abutter's property. Obviously, the intent of the statutory requirement is to ensure that the integrity and utility of a right-of-way is maintained for all abutting users. This requires the frontage of the SRO property to be considered under the requirements of RCW 35.79.010 even if the portion of the street sought to be vacated does not technically touch the SRO property. The proposed vacation will reduce and impair the utility of the street for SRO and the statute requires SRO's consent to the vacation petition. 2. The ,roposed vacation conflicts with future transportation_lans. SRO has discussed with the City the possibility of installing a future roundabout at the location of the proposed vacation, in order to serve the future TOD development in this subarea. The proposed vacation would interfere with the installation of this future roundabout: ApppMpMWnow tt -tROWINbcwthI .•• 4•;•i••••••••••i • • • 7--;;;,---..t..777•77••,,,tt,•,•f, •,t • . :•••••1•:•:••••• •••...." Nt • ......„„ . . ,„ ............. • .,40tet. Futwo hlerwetctim ROW W�rnac*whpaMdtwww FICt:WY wawa exans, This roundabout is also being considered in the context of the City of SeaTac's future transportation planning for its municipal street network. The proposed vacation should not be approved unless it can be demonstrated that the City has no future use for the vacated area, which is not possible given current planning conditions. This larger TOD Node 45 December 18, 2024 Page 3 of 4 subarea is called out in the Comprehensive Plan for high -density mixed use development. Adequate right-of-way areas will be necessary to serve this future development, 'including the proposed vacation area. Please see the attached memorandum from Transportation Engineering NW regarding this issue. 3. Consideration of a street vacation must be consolidated with review of planned future development on the petitioner's property. It is no secret that petitioner is considering future redevelopment of its property. Given the Comprehensive Plan designation of the site, it is likely that this redevelopment will involve a rezone and more intensive development than contemplated under current zoning. Thus, the proposed vacation is a key element of this future plan, a plan which is not before the city for consideration at this time. It is inappropriate to piecemeal the review of different elements of this future redevelopment; instead, the City should be considering all actions necessary to support future redevelopment at the same time. SEPA requires as much and appropriate planning, both for the site and the larger area, also requires a comprehensive view of all actions associated with the future redevelopment of this property. Regardless of the intensity of the future development plan, the vacation of this right-of-way should not occur until the City has had an opportunity to review the site layout, access plans and utility plans for the new development, and to develop mitigation measures for that project. The area sought to be vacated may play a role in responding to all of these site planning issues in the future. In addition, there is nothing in the record to identify whether any utility easements or facilities are located in the vacation area, nor whether other agencies (City of SeaTac, Metro Transit, Metro Sewer, telecom companies, PSE, etc.) have any interest in the area in question. 4. The petitioner's appraisal substantial understates the value of the vacation area. The subject property is zoned Low -Density Residential, and though it is not clear, the petitioner assumes that following vacation the vacated area will also be zoned Low -Density Residential. However, the petitioner's property is located in the TOD Node at TIB Station under the Comprehensive Plan, meaning that higher -density mixed use development will be appropriate on the site. As noted above, it is clear that the petitioner intends to pursue a redevelopment of the site, so reliance on Low -Density Residential values is inappropriate in this case. Yet the petitioner's appraisal only offers comparable sales of other Low -Density Residential sites in order to justify the land value for vacation compensation. This approach ignores the intended future use of the property and significantly undervalues the vacation area, meaning the City would be short-changed in a vacation approval process. This would allow the petitioner to "buy low" from the City and later "sell high" to future buyers. Consideration of a vacation should only be in the context of future redevelopment plans and land values property associated with such plans. 46 December 18, 2024 Page 4 of 4 We appreciate your attention to these comments. Sincerely, italin C. McCullough 47 �K�UU TO: Whit Hamlin Sterling Realty Organization (SRO) FROM: Chris BicketPE, Chris Forster PE TENVV SUBJECT: SRO Tukwila Redemption Fellowship, Inc. ROW Vacation Request at S. 158 th St./S. 1601h St. This memorandum summarizes TENVV'sopinion and observations from atransportaLion planning and design perspective regarding the Right-of-Way(RDVV Vacation request by Redemption Fellowship, Inc. located at 15880 Military Road S. The vacation request would include a triangular portion on the northeast corner of the S. 158 th Street/S. I 60th Street intersection ROW for use in expanding the area for potential redevelopment of the property (see images below taken from the Applicant's appraisal report dated 3/25/2024byLHLAppraisal Associates, |nc). rbe acquired ight Av ` 1. Sketch ofthe defined portion of mfway to Aerial image subject property and portiright of way to be acquired on of of As you know, we have been assisting you and the SRO team over the last 5 years in planning for a Master Plan for your properties located north and west ofthe existing S158mS1ROW. The Master Plan would include a dense, mixed -use urban development consistent with the City's long term goals and policies for this area. Although the development will take advantage of significant transit opportunities including the existing light -rail station and future bus rapid transit station along SR 518,vehicular demand will increase onthe surrounding streets under any redevelopment scenario. As part ofour future planning for S 160m St in particular, we have mode recommendations for street widening and/or modifying the intersection of S 15811 Street / S. 16011 Street into a roundabout. The ROW vacation as it is currently proposed above would seriously hinder the ability to construct a roundabout at this location. Adiagram showing a preliminary roundabout design by KPFF relative to the proposed ROW vacation is shown on the next page. It should be noted that the dimensions, location, and footprint of the future roundabout may vary significantly based on transportation analysis and design constraints which saoKirkland Way, Suite m\Kirkland, wm*ooax (425) 889-6747 www.temwmm �DATE: December 13, 2024 have not yet been identified. Amultilane roundabout isapossibility, Therefore aconservative approach (reserving more ROW area) is recommended. It should be noted that the S. 16011 Street ROW is entirely within the jurisdiction of the City of Seatac. The City ofSeatachas adopted project ST'116into their Comprehensive Plan and current 6'year2025-2O3O Transportation Improvement Program (TIP), This project would widen S. 1601h Street east of International Blvd (SR 99) and modify the section in the vicinity of S. 15811 Street to include a center turn lane along with new sidewalks and bike lane on the north side. Although o 3-lane section is planned east of34'^ Ave S, the ROW vacation as currently proposed would seriously hinder the ability to include the planned bike and pedestrian facilities. Regardless of whether a roundabout is construcied, a center turn lane will be needed just east of the intersecdonofl1S8*Sbee\/S.16(y»Streettoaccommodate|eft-turnsontoS16O`»Itre+teasto[k4i|itary Road. The proposed ROW vacation as proposed would limit the abilityto widen the road to accommodate this turn lane. Lastly, maintenance ofsight lines for vehicular safety iscritical. Much nfthe proposed vacation area should be preserved to provide unobstructed sight lines. Further planning and design would be needed to determine exact limits for sight line setbacks. In summary: I) The ROW vacation as it is currently proposed would seriously hinder the ability to construct a roundabout atthis location. J) The ROW vacation as currently proposed would seriously hinder the ability to widen the roadway and/or construct the bike and pedestrian facilities planned by the City of Seatac in their Comprehensive Plan and TIP. 3) The ROWvacation as currently proposed could have a negative impact on sight lines forvehicular safety. Please contact me at (206) 498-5897 with any questions. S. 1581�1 St./S.1 601�1 St. ROW Vacation Request SRO Tukwila Page 2 49 CITY OF TUKWILA Public Works Department 206-433-0179 DEVELOPMENT BULLETIN D1 STREET VACATION Any owner or owners Of 2/: by length, of the property abutting a City street Or alley may petition for vacation of all or any part of that right of way. Once Public Works receives a complete petition packet, the City Council sets date. byresolution, for a Public Hearing. Public VVOFks then notifies all property owners within 500 feet Of the vacation, posts notification in several places, and notifies all utilities of the upcoming public hearing. The City Council may decide tOhear the petitioners' request and t0consider the findings. If the City Council approves all or part of the vacation request, it passes an ordinance containing the conditions for va[atiOO. The street v8[3ti0O is complete 0D[2 all conditions and compensation requirements are met and all documents are filed with King County. To petition for a street vacation, provide a complete application to the Public Works Department. A complete application contains the fm|YovvKmg items: 1. Completed petition, signed by owners Of 2/3 of the property abutting the street or alley /RCVV35.74.O1O1, 2. Check for $12OO.88made out t0City 0fTukwila, 3. Vicinity map, 4. Tax assessor's map showing township, range and section and all properties abutting the street oralley tobevacated, 5. Total assessed value of the land, supporting documentation, and calculations, 6. Fair market appraisal, if required /TMC 11.60.030 and TK4C11.60.06O\. 7. Legal descriptions of enlarged lots, O. Mailing labels for property owners within 500/ of the street oralley. References: Appmveu04-*.m Revision `vpauz Revised October, 2002 TMC11.6o 1 50 PETITION FOR VACATION OF STREETS PURSUANT TO RCW 35.79 TO THE TUKWILA CITY COUNCIL 1. The undersigned petitioners hereby request vacation of the following described property located in the City of Tukwila: (Provide legal description. If legal description is long, please attach. Attach a site plan of the area to be vacated.) See Ex. A. 2. The names and addresses of ALL property owners abutting on the property to be vacated are as follows: (do not include City -owned property) Owner Name Property Address Total frontage (print) (feet) Redemption Fellowship, Inc. 1588o Military Rd S, SeaTac, WA 98188 162.16 3. Petitioner signatures. Only owners of property abutting the street to be vacated may petition. For the petition to be valid, the signers must account for at least 2/3 of the property, by length, abutting the right- of-way: (do not include City -owned property) Owner Name Property Address Total frontage (signature) (feet) Redemption Fellowship, Inc. 1588o Military Rd 5, SeaTac, WA 98188 162.16 y Pa, riLio f: f i3.. , Its *4,r wise. 4. In accordance with Resolution 1499, the Woo fee for street vacation has been received. DATE RECEIPT NO. CLERK SIGNATURE 51 EXHIBIT A LEGAL DESCRIPTION OF RIGHT OF WAY THAT PORTION OF THE SOUTH HALF OF THE SOUTHWEST QUARTER OF SECTION 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, BEING DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SUBDIVISION THENCE N88°38'01 "W ALONG THE SOUTH LINE THEREOF A DISTANCE OF 1266.29 FEET; THENCE N01 °21'59"E PERPENDICULAR TO SAID SOUTH LINE A DISTANCE OF 30.00 FEET TO THE INTERSECTION OF THE NORTHERLY RIGHT OF WAY MARGIN OF SOUTH 160TH STREET WITH THE NORTHEASTERLY RIGHT OF WAY MARGIN OF MILITARY ROAD SOUTH, AND THE TRUE POINT OF BEGINNING; THENCE N88°38'01 "W ALONG THE NORTHERLY RIGHT OF WAY MARGIN OF SOUTH 160TH STREET, PARALLEL WITH, AND 30.00 FEET NORTHERLY OF THE SOUTH LINE OF SAID SUBDIVISION, A DISTANCE OF 165.34 FEET; THENCE N01 °21'59"E PERPENDICULAR TO SAID NORTHERLY RIGHT OF WAY MARGIN A DISTANCE OF 163.96 FEET TO THE INTERSECTION OF SAID NORTHEASTERLY RIGHT OF WAY OF MILITARY ROAD SOUTH WITH THE SOUTHERLY RIGHT OF WAY MARGIN OF SOUTH 58TH STREET, THENCE S37°57'01"E ALONG SAID NORTHEASTERLY RIGHT OF WAY MARGIN A DISTANCE OF 71.85 FEET TO A POINT OF CURVE TO THE LEFT; THENCE SOUTHEASTERLY ALONG SAID CURVE TO THE LEFT HAVING A RADIUS OF 543.14 FEET, THROUGH A CENTRAL ANGLE OF 17°06'22", AN ARC LENGTH OF 162.16 FEET TO THE TRUE POINT OF BEGINNING. CONTAINING AN AREA OF 12,040 S.F. MORE OR LESS. SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. 52 EXHIBIT ., NEW RIGHT OF WAY DESCRIPTION THAT PORTION OF THE SOUTH HALF OF THE SOUTHWEST QUARTER OF SECTION 22, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, BEING DESCRIBED AS FOLLOWS; COMMENCING AT THE SOUTHEAST CORNER OF SAID SUBDIVISION THENCE N88°38°01 NYALONG THE SOUTH LINE THEREOFA DISTANCE OF 1266.29 FEET; THENCE NO1 °21'59"E PERPENDICULAR TO SAID SOUTH LINE A DISTANCE OF 30.00 FEET TO THE INTERSECTION OF THE NORTHERLY RIGHT OF WAY MARGIN OF SOUTH 160TH STREET WITH THE NORTHEASTERLY RIGHT OF WAY MARGIN OF MILITARY ROAD SOUTH, AND THE TRUE POINT OF BEGINNING; THENCE N88°38`01 "W ALONG THE NORTHERLY RIGHT OF WAY MARGIN OF SOUTH 160TH STREET, PARALLEL. WITH, AND 30.00 FEET NORTHERLY OF THE SOUTH LINE OF SAID SUBDIVISION, A DISTANCE OF 165.34 FEET; THENCE N01 °21'59"E PERPENDICULAR TO SAID NORTHERLY RIGHT OF WAY MARGIN A DISTANCE OF 163.96 FEET TO THE INTERSECTION OF SAID NORTHEASTERLY RIGHT OF WAY OF MILITARY ROAD SOUTH WITH THE SOUTHERLY RIGHT OF WAY MARGIN OF SOUTH 58TH STREET; THENCE S37°57'01 "E ALONG SAID NORTHEASTERLY RIGHT OF WAY MARGIN A DISTANCE OF 71.85 FEET TO A POINT OF CURVE TO THE LEFT; THENCE SOUTHEASTERLY ALONG SAID CURVE TO THE LEFT HAVING A RADIUS OF 543.14 FEET, THROUGH A CENTRAL ANGLE OF 17°06'27 AN ARC LENGTH OF 162.16 FEET TO THE TRUE POINT OF BEGINNING. CONTAINING AN AREA OF 12,040 S.F. MORE OR LESS. SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WASHINGTON. /// ;7/ Z.i PREPARED 8Y: EASTS!DE CONSULTANTS, INC. 1320 NW MALL ST., SUITE 8 ISSAQUAH WA 98027 PH: T42092-5351 53