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Home My WebLink AboutPermit 88-01-SUB - TUKWILA JUNCTION - BRIGADOON RIDGE SUBDIVISION88-01-sub TUKWILA JUNCTION BRIGADOON RIDGE SUBDIVISION CITY OF T Uli WILA 6200 SOUTHCENTER BOULEVARD. T UKWILA, WASHINGTON 98188 November 26, 1991 Rob Hronek Lotz Worthington 12509 Bell -Red Road Suite 103 Bellevue, WA 98005 SUBJECT: Revision to Site Plan for Lot 1 Dear Rob: Public Works Department has reviewed and approves the regrading plan for Lot 1 with no change in quantity for original Land Altering Permit. The conditions to apply to this approval are on your November 25, 1991 letter (enclosed). The City of Tukwila Public Works standard sheet 5 -14 for rockery detail, shall also be followed for your rockery construction. In the next 10 working days requested is your submittal, via Darren Wilson of D.C.D., for the following: 1. A drought resistant planting program on reservoir property (refer to Pat Brodin, Senior Sewer and Water Engineer for original reservoir site plan, City of Tukwila). 2. Per Item # 9 of your November 25, 1991 letter, a planting program shall be provided for review and approval prior to installation of trees and other plants, as required by D.C.D. If you have any questions, please call me at 433 -0179. Sincerel Phil Fraser, Senior Engineer Public Works Department xc: Pat Brodin Greg Villanueva Darren Wilson Read File Development File: Brigadoon Enclosures (3) PHONE d 12061 433.1800 Gars L. 1'omTusr,r, Mayor SECTION OF GRADING FOR LOT 1 BRIGADOON RIDGE 10' UTILITY EASEL` STORM DRAIN AND SEWER AND WATER BEDDING 3) PIPING MATERIAL FOR DRAIN, WATER AND SHALL BE CLASS "B" BANK RLN GRAVEL SEWER LINES TO MEET TUIGWILLA CITY STANDARDS 2) MIN. COVER TO BE 12" ON ALL UTILITIES 4) TOTAL DIRT MOVEMENT TORE APPROX. 100 YDS. PROVIDE SILT FENCE AND STRAW AS NECESSARY FOR EROSION CONTROL. LEGEND PVC SANITARY SEWER CATCH BASIN 4" a PVC SANITARY SEWER SERVICE SANITARY SEWER MANHOLE MAIN HYDRANTVALVE AV a WATER SERVICE GAATTERE GATE A .ASSESMB3 LY Pl. N 01150 ----- 12" a RCP. STOW DRAIN CONC. THRUST BLOCKING „ 4" a PEW. FOOTING DRAIN STREET LIGHT 0 10 20 40 — 4" a SOLID PVC ROOF DRAIN MAE. MINIMUM FLOOR ELEVATION --• •— PROPERTY LINE MSF. MINIMUM SEWER ELEVATION XEL PROPOSED TOPO LINE MP-D.E. MINIMUM ROOF DRAIN ELEVATIC • • • • EXISTING TOPO LINE M.FDE. MINIMUM FNON. DRAIN ELEVATIC 1:20 —u— 30" UTILIT YsT,FR04CH 1 l..OtZO -WORTH I1 V ' ONN 4 OMPiIPAl i ' IBELLEWE, WAD 9 m05 SUITE41122 November 25, 1991 City of Tukwila Public Works Department To whom it may concern; Enclosed in this letter are the requirements given to us by the City of Tukwila to allow us to alter the grade on the rear portion of Lot 1 - Brigadoon Ridge. The following conditions were set forth by the City and will be implemented by Lotze- Worthington. 1) Drought resistant plants shall be part of the replacement of the planting from the curb of the reservoir parking lot to the City's property line and shape the land so it slopes to the City property, will be part of the mitigation. 2) The irrigation system in that part of the City's property will be located by calling Dave Grage at 433 -1860. 3) The 4' high rockery will be taken down and moved to a location according to Ted Freemire (north canyon). 4) The fence will be relocated. 5) On a temporary basis a temporary security fence will be in place at all times. 6) The dirt will be taken away by the Developer, at his own expense. 7) The Developer will warranty that no damage to the reservoir parking lot will occur, but if so it will be restored to its original condition. 8) The topsoil that is stored on the City reservoir site will not be disturbed. LOTZE • \WORTHINGTON COMPANY INC. GENERA!. C NT12:1CTUL2 • REAL EsTAJ'E DEVELOPMENT o1 IENT 1.3509 131:1: RI;n RoAD, SUITE 10:3 • 13E1.LEVUE. \\'A 98005 • 12061402-7122 • PAN (306) 454 -_073 9) Approximately 8 trees are to be taken out to perform this operation. They will be replaced at a ratio of 2:1 with either deciduous trees with at least a 2 1/2" caliper or evergreens with at least 6' in• height. Also attached is a cross - section of the proposed work to be done. Thank you, Mi kie Lotze Vice President November 25, 1991 TZE- WORTHINGTON Mickle Lotze Vice President City of Tukwila Public Works Department To whom it may concern; Attached is a plot plan in the Brigadoon Ridge Development showing location of rock walls used to alter the grade. According to the City of Tukwila standards, no rockeries will exceed 48" in Height and the grade downhill or uphill of the rock face will not exceed a 2:1 slope. Further, rockeries will be backfilled with 2 " -4" gravel and include a 4" perforated drain pipe and the base of the rocks on the uphill side. Drain line will also be hooked directly into .sig4t storm drain system. co _sale Thank -you LOTZE • WORTHINGTON COMPANY INC. . GENERAL CONTRACTOR • REAL ESTATE DEVELOPMENT T 1 509 LEi: REn ROAD. SUITE 103 • 13E:a.EvuE. WA 98005 • (206) 463' -712 =' • FAX 1206) 454 -3073 BACKFILL (SEE SPECIFICATIONS) 4" PERFORATED DRAIN PIPE PEA GRAVEL BACKFILL (SEE SPECIFICATIONS 4" PERFORATED DRAIN PIPE PEA GRAVEL 190e 12" 12" A\ 1 1 6 s ‘ PUBLIC WORKS DEPT. 6 - 0 TO ' 4' MAX. 12" MIN 4' MAX. 2:1 MAX. SLOPE CONCRETE SIDEWALK 1"-2" MIN CONCRETE 1" GRAVEL ROCK RETAINING WALL / CITY OF TUKWILA 6200 SOUTIICENTER BOULEI 4RD, TURII11.A, H 4SHINGTON PHONE # 12061 433-1800 Goy L. Vn :1 favor November 26, 1991 Rob Hronek Lotz Worthington 12509 Bell -Red Road Suite 103 Bellevue, WA 98005 SUBJECT: For Revised Rockeries on Lots 2, 3 and 4 Per November 25th Letter, Attached, and City Standard Plans Dear Rob: Public Works Department has reviewed and approves the regrading plans for Lots 2, 3: and 4 which indicates no change in quantities per original Land Altering Permits for these lots. The City of Tukwila Public Works standard sheet 5 -14 for rockery detail, shall also be followed for your rockery construction. French drains for rockeries shall be tied into the appropriate storm drain system per the requirements of your Geotechnical Engineer. The Developer and future owner(s) take full responsibility for control and management of drainage coming off reservoir property through your property due to reconfiguration of landscaping and new rockery /subdrains. You are referred to D.C.D. for any other approvals for this modification to your plans. If you have any questions regarding this matter, please call me at 433 -0179. Phil Fraser, Senior Engineer Public Works Department xc: Pat Brodin Greg Villanueva Darren Wilson Read File Development File: Brigadoon Enclosures (3) November 25, 1991 City of Tukwila Public Works Department To whom it may concern; Attached is a plot plan in the Brigadoon Ridge Development showing location of rock walls used to alter the grade. According to the City of Tukwila standards, no rockeries will exceed 48" in Height and the grade downhill or uphill of the rock face will not exceed a 2:1 slope. Further, rockeries will be backfilled with 2 " -4" gravel and include a 4" perforated drain pipe and the base of the rocks on the uphill side. Drain line will also be hooked directly into sigh -t storm drain system. o.) Sfl Thank -you TZE- WORTHINGTON Mick le Lotze Vice President 1.C) • worm 11m:T.ON (.`OM1': \NV 1NC. ('1)N11:,\('I'OU • E.1'1'A'19:171: 'b:1.OI' \II N'1' 12 ()O 131:1: 1:1:1) 1:)).\1). til(1'1'1•: 1(1 :3 • 131• :1.1.1 :V1'1:. \V :\ 98005 • (206146:2-7122 • H "A\'120li)45.1- 2073 • BACKFILL (SEE SPECIFICATIONS) 4" PERFORATED DRAIN PIPE PEA GRAVEL BACKFILL (SEE SPECIFICATIONS 4" PERFORATED DRAIN PIPE PEA GRAVEL 12" 12" A\ 1 1 6 • 0 TO 4' MAX. 12" MIN 4' MAX. 2:1 MAX. SLOPE CONCRETE SIDEWALK 1"-2" MIN CONCRETE 1" GRAVEL ROCK RETAINING WALL 1PPfzox ►n� 1.:)Cl ID7+ Cdr ; N L.0r 2 MAN 1t2 10 20 1 :20 w I36Lr6'•DILLM " u I • rl r� • 5611 5. 15©WN PLACE • • II PLAN '1 1219 1 ' • .'23200 1 10" REAR B5BL _.. . 237 0E1.104 • 2395 •' BENCH • 2d65 ECH '45 W 15.00 • • • 7.10 Ifi LF e' • rvc 85 • 48391. .r w 'icoLPe'! ' C . WALK "✓ 6• CL1Rfl GUTTER 5'21" E. 4 GP KO . x•92 mair 10' UTILITY E • ' EME'NT • I •Le'ii" I61f ' •EARE8T NTDWVaT • • • • • • • • • • X78 83' 30' FRONT. BSBL 1 • ... I I . • O h CATCH 13.46M rrfe I E. 2290 l' . ;6 66 M TYPE IAI -48 I.E. 2 =.143 240 ..... 250 L • 2 260 •CONTOUR INTERVAL 1. 2' 26b AL FOR 1) STORM DRAIN AND SEWER AND WATER BEDDING 3) F1 R LIN A F ET DRA N LA I WATER NDNDARDB SHALL BE CLASS "B" BANK MN GRAVEL 4) TOTAL DIRT MOVEMi =NT TOBE AF'f'ROX 100 YDS. Z) MIN COYER TO BE 12" ON ALL UTILITIES 4) SILT FENCE AND STRAW AS NECESSARY LEGEND FOR EROSION CONTROL. 8" a PVC SANITARY SELLER 4" t PYC SANITARY SEWER SERVICE .--.MJ 8" 0 D.I. CLASS 52 WATER MAIN WI 0 WATER SERVICE 12" 0 RCP. STOI A DRAIN 4" p FEY . FOOTING DRAIN 40 ° 4" h SOLID PYC ROOF DRAIN —0 PROPERTY LINE PROPOSED TOPO LINE EXISTING TOPO LINE —4— 30" UTILITY TRENCH 1A CATCH BASIN SANITARY SEWER MANHOLE FIRE HYDRANT ASSEMBLY GATE VALVE ASSEMBLY CONC. THRUST 15 LOCKN o- 4j STREET LIGHT MF.E. MINIMUM FLOOR ELEVATION M.S.E. MINIMUM SEWER ELEVATION MINIMUM E. MINIMUM NIMUM FN DRAIN ELEVATIC ND. MFD DRAIN ELEYATIC 12809 BEL -RED ROAD 5U1TE 103 pELLEVUE, W,4 98005 462 -1122 1:3117-1`17- 55CO'TT Architecture And P1tlnninc1 2100 12.1th Avenue NE. C3ellevue, WA 98005 SS3-9118 PE.NEBT PRE WM CATCH B.48N TYPE 1 IE 212.15 216 216 2W 81'45' 5661 5. 15041 PLACE PLAN 1155 : MF.E. ■ 226.00 145.5 LP E'• - -- — ' REAR BSBJ_: 20 I) STORM DRAIN AND SEWER AND WATER BEDDING SHALL 13E CLASS "B" BANK RUN GRAVEL 2) MIN. COVER TO BE 12" ON ALL UTILITIES 1.OT 3 ERIGADOO1b1 MANI M$$ 0 10 20 40 1:20 / ' - "Ed 93 ••" D' CCNC WALK SS V.Aa8 4 GUTTER 0 36'26" 8" i PVC SANITARY SEDER 4" 4 PVC SANITARY SEUJER SERVICE 8" 0 D.I. CLASS 52 WATER MAIN -- 34" b WATER SERVICE - - - -- 12" b R.C.P. STORM DRAIN _ —_ -- 4" 4 PERF. FOOTING DRAIN - - - -- 4" 0 SOLID PVC ROC DRAIN --• •-- PROPERTY LINE PROPOSED TOPO LINE - �� EXISTING TOPO LINE — 30" UTILITY TRENCH LEGEND 13 DLPe'. DI1111 10T - WORTHING Ot' COMPAN` •.,•--■ 1r t' -' • 1-ti. A _ _,. ... w 150t. W 4 7307 U • CONTOUR INTERVAL i 4m 242 3) PIPING MATERIAL FOR DRAIN, WATER AND SEUJER LINES TO MEET TUKWILLA CITY STANDARDS 4) TOTAL DIRT MOVEMENT TORE APPROX. 100 YDS. PROVIDE SILT FENCE AND STRAW A5 NECESSARY FOR EROSION CONTROL. APPRok 1:rP -c LOc ct i't FE) k _ 240 •242 CATCH BASIN Q SANITARY SEDER MANHOLE (� FIRE HYDRANT ASSEMBLY pQ GATE VALVE ASSEMBLY D CONC. THRUST BLOCKING o—D STREET LIGHT MF.E. MINIMUM FLOOR ELEVATION M.5E. MINIMUM SELLER ELEVATION MR.DE. MINIMUM ROCF DRAIN ELEVATIC MPDE. MINIMUM FNDN. DRAIN ELEVATIC 12809 BEL -RED ROAD SUITE 103 BELLEVUE, WA 98005 462 -'1122 n,o-N/1 In A a0 /•5/'1t. Oka '._G"11P. LOT 4 ERIGADOOPI P1..,4N 1150 10 20 EY.I61. ID' • Cr 6Tc ,1 DRA114 1-06/ l nr•i e•, C. r. Fl l rE..6 LEGEND 8" a PVC SANITARY SEWER 4" 0 PVC SANITARY SEWER SERVICE — 8" o D.I. CLASS 52 WATER MAIN 3 4" b WATER SERVICE 12" a RCP. STORM DRAIN _ _ 4" 0 PERF. FOOTING DRAIN 4" 4 SOLID PVC ROOF DRAIN PROPERTY LINE • PROPOSED TOPO LINE - EXISTING TOPO LINE —�— 30" UTILITY TRENCH PI CATCH BASIN SANITARY SEWER MANHOLE FIRE HYDRANT ASSEMBLY Dl GATE VALVE ASSEMBLY D CONC. THF3IST BLOCKING * STREET LIGHT LIFE. MINIMUM FLOOR ELEVATION M&E. MINIMUM SEWER ELEVATION MP -D.E. MINIMUM ROOF DRAIN ELEVATION MFDE. MINIMUM FNDN. DRAIN ELEVATION 40 W D9Lt= ♦ DI 01 tlrA. nr rllr wrv ��U6T C23. tort 11 \ ID1 LP O• • rvc es • 5AIN. I) STORM DRAIN AND SEWER AND WATER BEDDING SHALL BE CLASS "B" BANK KIN GRAVEL. O 2) MIN. COVER To BE 12" oN ALL UTILITIES • . : 3) PIPING MATERIAL FOR DRAIN, WATER AND ' SEWER LINES TO MEET TUKWILLA CITY STANDARDS 4) TOTAL DIRT MOVEMENT TORE APPROX. 100 YDS. PROVIDE SILT FENCE AND STRAW AS NECESSARY. FOR EROSION CONTROL. •im2 262 EXIeT. 15,4' 1.0/7S- WORTH INGTON1 COT 1FFNNY DRAM TCI+ DAWN 11 /0 t irpt . ti er • • • 10' REAR BSBL bb 121 .010 .. _ 21 .. 2iD 12809 6EL -RED ROAD SUITE 103 DELLEVUE, WA 98005 46,2 -1122 a:'.u7. a Walt G. Townes (206) 325 -2870 Fax:(206)328 -3556 Dear Darren: • e gtiMMd Ml y H1 f .( :e."SyiYY. m ?GIM;I3X.0 k hi v r s Townes & Decker Inc. 2366 Eastlake Ave. E., Suite 433 Seattle, Washington 98102 J UN - 4 199p June 1, 1990 Mr. Darren Wilson City of Tukwila CITY OF _ , 6200 Southcenter Blvd. PLANNING DFPT • Tukwila, WA 98188 - "'-•-' I have enjoyed working with you on the rezone and subdivi- sion of Brigadoon Ridge. I appreciate all the work you have done. Unfortunately we have experienced difficulties with our partnership, and we have chosen to sell our share to our partner. Therefore, we will not be developing and building the plat. I look forward to the opportunity to work with you in the future. Brad E. Decker (206) 328 -4752 Fax:(206)328 -3556 March 5, 1990 7:00 p.m. CALL TO ORDER ROLL CALL OFFICIALS APPOINTMENTS: Reappointment of Elanor McLestor to Position #3 on the Civil Service Commission Reappointment of Becky Reid to Position #3 on the Park Commission Appointment of Hubert Crawley to Position #4 on the Park Commission Appointment of Nancy Lamb to Position #4 on the Arts Commission Swearing In of New Police Officers CONSENT AGENDA TUKWILA CITY COUNCIL *MOTION CARRIED. b. Approval of Vouchers General Fund City Street Arterial Street Land Acq., Building, Dev. Water Fund Sewer Fund Water/Sewer Construction Foster Golf Course MOVED BY MORIWAKI, SECONDED BY EKB NANCY LAMB BE APPOINTED TO POSITION ARTS COMMISSION.* a. Approval of Minutes: 2/20/90—Regular Meeting Tukwila City Hall Council Chambers Regular Meeting MINUTES Mayor VanDusen called the Regular Meeting of the Tukwila City Council to order and led the audience in the Pledge of Allegiance. DENNIS ROBERTSON; JOAN HERNANDEZ, Council President; CLARENCE MORIWAKI; ALLAN EKBERG; STEVE LAWRENCE; JOHN RANTS. MOVED BY HERNANDEZ, SECONDED BY MORIWAKI, THAT COUNCILMEMBER DUFFLE BE EXCUSED FROM THE MEETING. MOTION CARRIED. JOHN COLGROVE, City Attorney; MAXINE ANDERSON, City Clerk; RICK BEELER, Director, Department of Community Development; ROSS EARNST, Public Works Director; JACK PACE, Senior Planner; RON WALDNER, Chief of Police; DON WILLIAMS, Parks and Recreation Director. MOVED BY MORIWAKI, SECONDED BY HERNANDEZ, THAT ELANOR McLESTOR BE REAPPOINTED TO POSITION #3 ON THE CIVIL SERVICE COMMISSION. MOTION CARRIED. MOVED BY MORIWAKI, SECONDED BY HERNANDEZ, THAT BECKY REID BE REAPPOINTED TO POSITION #3 ON THE PARK COMMISSION. MOTION CARRIED. p l J MOVED BY RANTS, SECONDED BY ROBERTSON, THAT HUBERT CRAWLEY BE APPOINTED TO POSITION #4 ON THE PARK COMMISSION. MOTION CARRIED. G, THAT ON THE Councilmember Robertson asked Mrs. Lamb to explain her reasons for wanting to serve on the Arts Commission. Mrs. Reid responded that she would like to give her volunteer tune to the City. She has spent a lot of time working on the Art Docent Program with South Central School and feels she can bring a different perspective to the Arts Commission. She is especially interested in bringing a more balanced arts program in terms of the ethnic diversity we have in our area at this time. Chief of Police Ron Waldner introduced the newest members of the Tukwila Police Department, Greg Victor and Mark Hayden. Mayor VanDusen administered the Oath of Office and welcomed Greg and Mark to the City. $57,291.74 17,644.94 57,127.04 5,257.12 42250.96 1,061.14 29,841.87 10,101.84 Regular Council Minutes March 5, 1990 Page 2 Consent Agenda (con't) Approval of Vouchers „ PUBLIC HEARINGS Approval of PreliminARY Plat - Brigadoon Ridge SUBDIVISION LAND DEVELOPMENT Tukwila Junction, Requested by EMS, Inc. Citizen Comments Surface Water (412) 58,433.57 Equipment Rental 53,206.71 Firemen's Pension 972.60 TOTAL $333,189.53 MOVED BY HERNANDEZ, SECONDED BY RANTS, THAT THE CONSENT AGENDA BE APPROVED AS SUBMITTED. MOTION CARRIED. Jack Pace, Senior Planner, outlined the process followed for the approval of the preliminary plat for the 17 lot subdivision located at 14915 - 57th Ave. So., as requested by EMS, Inc. (Brigadoon Ridge/Tukwila Junction). Mr. Pace stated that the preliminary plat is a process of laying out a parcel of raw land into lots, street and public areas in order to transform the raw land into building sites. The Planning Commission has recommended approval with conditions. This site is next to the City reservoir. Most slopes on the site are between 10 and 20 percent. There are a few areas that are over 40 percent. With this subdivision is proposed a looped water system that would provide better water service to the area. Because of the extension of the sewer for this project, there will not be a need for an LID for this project. Another issue is the design of roads. There are three items that are being looked at: reducing the road right -of -way width from 50 feet to 43 feet; increasing the length of the cul -de -sac to 810 feet. This design of the cul-de -sac will allow for options for future connections to the north if the City and the property owners to the north should decide to do so. Cut and fill is another issue to be considered. Minimizing the cut and fill will help to reduce the impact on the slopes. The last item to be considered is trees. The Plannmg Commission has recommended that trees that must be removed be replaced with 2.5 inch caliper trees on a two for one basis. Council President Hernandez inquired who will maintain the open space buffers along the road and along Lots 8 and 9. Mr. Pace responded that the open space buffers along the road will be treated as a common area and be the responsibility of the homeowners. The other area is an open space easement and will be the responsibility of the individual property owner. Council President Hernandez questioned whether the end of the cul-de -sac would be wide enough for a fire truck to turn around. Mr. Pace commented that the cul-de -sac design is standard to the City and would allow for turn around of a fire truck; however, the area would be tight for a hook and ladder truck. Mayor VanDusen opened the Public Hearing at 7:39 p.m. and solicited comments from the public. Mike Bergstrom, P.O. Box 4393, Seattle 98104, represented his parents, Carl and Kathleen Bergstrom, who own the property immediately north of Brigadoon Ridge. He stated he and his parents are in favor of the proposal with one exception. He requests that options be left open to allow for So. 150th to be connected to the cul-de -sac in the future rather than to keep it a condition of the request for exception of the 600 foot length limitation on cul-de -sacs as recommended by staff. Mr. Bergstrom commented that he has no strong feeling one way or the other about having the connection as they already have access to 57th and 150th. Warren Chaney, 14937 - 57th Ave So., lives to the north of the property adjacent to the proposed 18 foot wide greenbelt. He is concerned about who will maintain the greenbelt area. Although he now has access to his backyard via an easement that runs alongside his property, he will lose that access once the street is put in unless the Regular Council Minutes March 5, 1990 Page 3 Citizen Comments (con't) applicant is willing to put a driveway across the greenbelt. Mr. Chaney would like to see parking on the street restricted to one side only or not at all. As his house is only six feet back from the property line, he would not like to see parking allowed on his side of the street. Gary Sherer commented that he is concerned about the heavy traffic that may appear with the development and the issue of water runoff as houses are built. Citizen comments concluded, Mayor VanDusen closed the Public Hearing at 7:51 p.m. Councilman Rants noted that due to the narrow width of the street, limiting parking to one side of the street would be very important especially in light of comments by the Fire Chief and Police Chief that they are not able to access the area as quickly as needed. Councilman Lawrence commented that his concern is about the street ever going through. If it does, with a curve, a slope, and a narrow street, it would be asking for trouble for an emergency vehicle to try to access the area. Also, if residents eventually start using it as a semi - arterial, more hazards will be created with pedestrians, bicycles, etc. The street is not suitable for an arterial but it may end up being used as one. Councilman Moriwaki noted that the letters from the Police and Fire Chiefs should be looked at very carefully. He feels that in an emergency fire call, they will take whatever fire apparatus is available. If property and life are threatened, they wouldn't wait for the short wheel based pumper, they would use whatever they had available at the time. Assistant Chief�Olivas' recommendations require future connection to the two streets as soon as possible. Councilman Moriwaki noted that the Police Department had investigated the area extensively. They encourage the development of through street capability. Councilman Moriwaki commented that 144th is being used as access as well as other residential streets. Except for unusual situations, traffic in this area is not usually heavy. Councilman Robertson stated that most of the traffic in the area of the development will be generated by residents of the development and whatever comes to the property to the north. Councilman Moriwaki stated that in his opinion the issue of open space easements is still unclear in terms of how it will work. Councilman Robertson voiced his concurrence and made the following recommendations: 1) Clarify open space easements; 2) Investigate a complete street plan, including the Bergstrom property, for through access to 150th; 3) Develop an agreement to follow the house siding, painting,and shrubbery plans for all houses. Councilman Rants suggested including the use of landscape architects in the shrubbery plans. Brad Decker, developer, commented that there have been studies done, including extensive traffic studies, on this project since it began two years ago. There have been no exceptions to the code requested. They put together a plat according to the Tukwila Municipal Code. It has been changed since then according to City staff. They are following the recommendations of the staff to get to this point. Mr. Decker feels they have done every study that has been requested and have redesigned the plat completely. The City staff has requested the variances, not Mr. Decker's organization. Councilman Lawrence asked Attorney Hard what the City's liability would be if we forced the developer to leave the greenspace area in the southwest corner and a tree should happen to blow down on a $200,000 house. Attorney Hard responded that there would probably not be any City liability if the easement were worded clearly and the person who buys the property takes it with full notice of the requirements of whaf s on the property. Regular Council Minutes March 5, 1990 Page 4 Request for Approval of Preliminary Plat - Brigadoon Ridge/Tukwila Junction (con't) Councilman Moriwaki asked Mr. Decker what plans he had for excavating the hillside. Mr. Decker responded that he does not plan to use explosives. They will only go along the grade. He plans to go on top of rather than into the hill. The road will be cut down to the proper location and size. Regarding the plot plan, Councilman Ekberg proposed that the lines for open space be drawn as proposed by the administration and to expand the open space and allow more buffer between the residents and open space. A second proposal would include approving the extension of the cul -de -sac to the 800 foot level with the turnaround. Also, with a street width of 30 feet, restrict parking to only one side of the street. In response to a question by Mayor VanDusen regarding the Draft Sensitive Area Ordinance requirements, Jack Pace noted that the Brigadoon development meets or exceeds the ordinance. The only area that does not meet the draft SAO requirements is the one knoll next to the reservoir which is over 40 percent; however, we are looking at changing the grade in that area so that it will match with the grades of the City reservoir. The reason for the waiver is to minimize the amount of cut and fill needed for the individual building sites in the sub - division. If the roads are built to City standards, the houses will need to be taller because you will be putting them on the steeper portion of the property. Also, the draft ordinance requires the replacement of one tree for each one removed. We are requiring that two trees be replaced for each one removed. We are also requiring larger stature trees; instead of one and one -half inch caliper, we are requiring two and one -half inch trees. In most cases you will find that this development meets or exceeds the draft SAO requirements except for the one small area, and the reason for that is so it matches the final contours of the City reservoir. MOVED BY HERNANDEZ, SECONDED BY MORIWAKI, TO APPROVE THE PRELIMINARY PLAT FOR BRIGADOON RIDGE/TUKWI A JUNCTION WITH THE UNDERSTANDING THAT FINAL APPROVAL WILL COME BACK TO COUNCIL FOR APPROVAL.* MOVED BY MORIWAKI, SECONDED BY EKBERG, THAT THE MOTION BE AMENDED TO ADD ITEM 3b OF THE STAFF REPORT TO THE PLANNING COMMISSION, DATED JANUARY 18, 1990 , WHICH READS, "EXPAND THE OPEN SPACE EASEMENT AREA AS SHOWN ON ATTACHMENT G ". MOTION CARRIED. MOVED BY MORTWAKI, SECONDED BY EKBERG, THAT THE MOTION BE AMENDED TO ADD A FULL DOCUMENT WITH A DEFINITION OF OPEN SPACE EASEMENT TO INCLUDE LEGAL LIABILITY OF BOTH PARTIES TO BE DRAWN UP BY THE CITY ATTORNEY. ** Attorney Hard commented that Council will have the easement defined and all those rights and responsibilities defined at the time of approval of the final plat. * *MOTION CARRIED. MOVED BY ROBERTSON, SECONDED BY EKBERG THAT THE MOTION BE AMENDED TO LIMIT ON STREET PARKING TO ONE SIDE OF THE STREET FROM 57TH AVENUE SOUTH TO THE END OF WHAT IS NOW A CUL -DE- SAC. ** Regular Council Minutes March 5, 1990 Page 5 Request for Preliminary Plat Approval - Brigadoon Ridge /Tukwila Junction (con't) Recess 9:28 p.m. - 9:41 p.m. Amend Agenda NEW BUSINESS Acceptance of Easements - and Right -of -Way from Speiker Partners for Utilities/Sidewalks at Tukwila Pond Development Authorize Administration to Enter into Interlocal Agree- ment for Library Services Study and Expend Appropriate Funding * *MOTION CARRIED. *MOTION CARRIED. *MOTION CARRIED Councilman Ekberg requested the amendment be modified to read, "joarking will be restricted on the north side of 150th Place ". Councilman Robertson agreed. MOVED BY ROBERTSON, SECONDED BY LAWRENCE, TO RESCIND THE AMENDMENT WHICH ADDS ITEM 3b OF THE STAFF REPORT TO THE PLANNING COMMISSION, DATED JANUARY 18,1990, AND READS, "EXPAND THE OPEN SPACE EASEMENT AREA AS SHOWN ON ATTACHMENT G ". MOTION CARRIED WITH MORIWAKI VOTING NO. *ORIGINAL MOTION CARRIED AS AMENDED. THE PRELIMINARY PLAT FOR THE 17 LOT SUBDIVISION LOCATED AT 14915 - 57TH AVENUE SOUTH, BRIGADOON RIDGE/ TUKWILA JUNCTION IS APPROVED WITH CONDITIONS. The meeting was resumed with Councilmembers in attendance as listed above. MOVED BY HERNANDEZ, SECONDED BY ROBERTSON, THAT ITEM 8a BE DELETED FROM THE AGENDA.* Council President Hernandez reported that the Embassy Suites Developer's Agreement was withdrawn from the Utilities Committee; therefore, Council is not prepared to discuss it at this time. MOVED BY EKBERG, SECONDED BY LAWRENCE THAT COUNCIL ACCEPT THE EASEMENTS AND RIGHT -OF -WAY FROM SPEIKER PARTNERS FOR THE TUKWILA POND DEVELOPMENT FOR UTIIITIES/SIDEWALKS.* Councilman Rants asked for clarification of the developer's agreement. Ross Earnst explained that there are two developers involved, Southcenter and Speiker Partners. Southcenter was the first agreement; they agreed to 50 percent, up to $50,000. The other agreement was with Speiker Partners who paid $50,000 also and they did other improvements at Strander and Andover Park West. When we awarded the contract, we asked that the City pay $12,000 for construction inspection. The contract was awarded on that basis. MOVED BY EKBERG, SECONDED BY HERNANDEZ, TO AUTHORIZE ADMINISTRATION TO ENTER INTO AN INTERLOCAL AGREEMENT FOR A LIBRARY SERVICES STUDY AND APPROPRIATE FUNDING OF $6,000. Councilman Moriwaki expressed his concerns in using the Georgette Group to do the study. He feels the data collection phase could be done by the City, and the fact that there are communities so far away from Tukwila, he wonders how much emphasis we will get in terms of our needs. He would rather have done something with communities within our region to discuss regional needs. Regular Council Minutes March 5, 1990 Page 6 Interlocal Agreement to Authorize Interlocal Agreement for Library Services (con't) Sensitive Areas Ordinance Discussion REPORTS John McFarland responded that our concerns have been expressed to the City of Mercer Island who is acting as Lead Agency on this project. The project will be done is phases with reviews done at the end of each stage to insure that our expectations are met. If they are not met in terms of the quality and volume of the data and the conclusions drawn at the end of Phase I, we would terminate our participation in the project. This could be written into the interlocal agreement. The commonality that exists between the cities in this project is that none of us are annexed into the King County Library System. Councilman Ekberg agreed with Councilman Moriwaki's statement. He commented that according to the Mayor's letter of 2/28/90, if the p ing capacity is done and completed, it provides us the opportunity to a scontinue study any time we determine. He would like to have the d in capacity added to the agreement. Mayor VanDusen assured that it had been added. Councilman Ekberg suggested a seco d survey to determine what type of library service the residents wool like to see. him Coun Phase John M arland noted there are s : i eas needing to be worked out as part o ' the interlocal contract • een the jurisdictions and the consultan We will be able to t some of our specific needs tailored into the a ement. We . able to get a sharper definition of the tasks we w . t emphasize • each phase. *MOTION C an Lawrence suggested using the co but developing the conclusions in- - • ltants through use. Councilman Ro rtson suggested Council read and become familiar with the on .1 • aft Sensitive Areas Ordinance date 10/89 prior to reviewing t new\raft in order to be able to identify the modifica • ns. \ Co . u cil discussed holain joint hearings with the Plannin mmission. This woul be possible, but each body would have to make separate decisions established by ordinance. Discussion ensued on the timeline for ublic hearings. Bill Arthur, Citizens Advisor Committee member, commented that the committee is aware of the complexity of the issues they are dealing with. He and other members of the committee would be willing to participate in public workshops to explain how they arrived at their final recommendations . Councilman Lawrence suggested a joint meeting with the Planning Commission. Rick Beeler suggested holding a citizens workshop as an informational session to provide an opportunity for citizens to ask questions regarding the ordinance. Councilman Moriwaki commented that if more time is needed to complete the Sensitive Areas Ordinance, the moratorium be extended as well. Alternative timelines will be prepared for Council by Rick Beeler. Mayor VanDusen stated he will have to authorize a Change Order for Station #54 for $25,000 to repair a roof problem. Council President Hernandez has been appointed to the Jail Advisory Committee by the Suburban Cities Association. CITY OF TUKWILA NOTICE OF PUBLIC HEARING BY THE . TUKWILA CITY COUNCIL Approval of preliminary plat for 17 lot subdivision located at 14915 57th Ave. So., requested by EMS, Inc. (Brigadoon Ridge/Tukwila Junction c a 313c aw "3 !t7 Ii71 Y "wr Ste' ^FaS C1 }L. ri` 'b" t Czt "N MU' is NOTICE IS HEREBY GIVEN that the Tukwila City Council will conduct a Public Hearing on the 5th day of March, 1990, at 7:00 p.m. in the Council Chambers of Tukwila City Hall, 6200 Southcenter Blvd., Tukwila, to consider the following: Any and all interested persons are invited to be present to voice approval, disapproval, or opinions on same. Published Valley Daily News - February 23, 1990 SENT BY FAX TRANSMITTAL: WEDNESDAY, FEBRUARY 21, 1990 FAX NUMBER: 854 -1006 FROM: CITY OF TUKWILA MAXINE ANDERSON, CITY CLERK 6200 Southcenter Blvd. Tukwila, WA 98188 433 -1800 CITY OF TUKWILA Maxine Anderson City Clerk 90- :Igh td .;'kiaAti,'•'xSiVit'r."'igg- City of Tukwila FIRE DEPARTMENT 444 Andover Park East Tukwila, Washington 98188 -7661 (206) 575-4404 TO: DARREN WILSON FROM: CHIEF OLIVAS SUBJECT: BRIGADOON RIDGE STREET CONNECTION DATE: FEBRUARY 13, 1990 Gary L. VanDusen, Mayor Future connection of South 150th Place and South 150th Street is not a critical issue to the fire department. It is however, a significant issue. A future connection would reduce the difficulties we will face turning our fire apparatus around. The proposed diameter of the cul -de -sac turn around at the end of South 150th Place is not adequate for all fire department apparatus. My recommendation is to require future connection of the two streets as soon as possible. SUBJECT: RGW:tm File: A9221 City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 Police Department 433 -1808 MEMORANDUM Darren Wilson, DCD Ron Waldner, Chief of Police February 5, 1990 Brigadoon Ridge/Tukwila Junction Future Street Connection - S. 150th Place and S. 150th Street The Tukwila Police Department has made an extensive evaluation of the advantages and impacts of connecting the two streets in question. It would appear the following conclusions are obvious. We currently have only two tactical accesses to the hill and neighborhood in question - 144th and 65th. If the hill could be accessed via Macadam Road and 150th, we dramatically affect our capability of getting emergency resources to the scene in a timely manner. As it stands, and if the connection were not made, we weave through narrow, long residential lanes to reach the remote areas. By opening a new street access to a secluded area, we recognize the real and perceived problems of increased transient traffic and increased exposure to pedestrians. These become emotional quality of life and property value issues. From a public safety perspective, it is our opinion the emergency access potential for the many outweigh the objection of a few. We encourage the development of through street capability. City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 (206) 433-1800 Gary L vanDusen, Mayor CITY OF TUKWILA PLANNING COMMISSION JANUARY 25, 1990 ATTACH. A .The.meeting.was called to order at.8 :00 p.m. by Chairman'Jim.. Haggerton..'Members present were Messrs.'Haggerton, Hamilton, Cagle, Flesher,'Kirsop, Knudson and Gomez. Representing the staff..were Jack Pace, Vernon.Umetsu, Darren Wilson and Joanne Johnson. APPROVAL OF, MINUTES -.MR. HAMILTON MOVED AND MR. CAGLE SECONDED A MOTION TO APPROVE THE DECEMBER 14, 1990 MINUTES AS CORRECTED. MOTION UNANIMOUSLY APPROVED. 89 -8 -DR - CRYSTAL SPRINGS PARK - PHASE II - CONTINUED from December 14, 1989.meeting. Request to approve revised parking plan which reflects additional parking to accommodate future park use, as well as citizen concerns regarding location of parking, as requested by the Planning Commission at their December meet - ing.` Jack Pace, Senior Planner, reviewed the proposal noting that staff recommends approval of the revised off- street /on street parking plan. Don Williams, Tukwila Parks and Recreation Director further clarified the revisions to the parking configuration as well as the location of additional parking to be providd. for future park use. Diecuseion ensued on the new proposal. MR. KIRSOP MOVED AND HAMILTON SECONDED A MOTION :TO APPROVE 89-8 - DR - CRYSTAL SPRINGS PARK - PHASE II AS REVISED. MOTION PASSED WITH GOMES,. KIRSOP, FLESHER, HAGGERTON, CAGLE 'AND HAMILTON VOTING YES; AND MR. KNUDSON VOTING NO. Planning Commission January 25, 1990 Page 2 MOTION UNANIMOUSLY APPROVED. Mr. Pace noted that two agenda items -- Homewood Suites and Becker Transfer would be rescheduled to the February 22, 1990 Planning Commission meeting. 89 -4 -R - MIKAMI REZONE - Request for approval of a rezone from R -1 -7.2 Single Family Residential to C -2 Regional Retail. Vernon Umetsu, Associate Planner, reviewed the proposal recom- mending approval of the request. There were no comments from the public, therefore the Public Hearing was closed at 8:36 p.m. MR. KNUDSON MOVED AND MR. GOMEZ SECONDED A MOTION TO APPROVE THE REZONE REQUEST FROM R -1 -7.2 SINGLE FAMILY RESIDENTIAL TO C -2 REGIONAL RETAIL, FILE 89 -4 -R - MIKAMI REZONE, BASED UPON STAFF'S RECOMMENDATIONS, AS WELL AS THE FINDINGS AND CONCLUSIONS OF THE STAFF REPORT. j8-1 -SUB - BRIGADOOI RIDGE /TUKWILA JUNCTION - Request for appro- val of a preliminary plat for a 17 -lot subdivision. Mr. Hamilton excused himself as he owns property near the location the subject property and felt that it could be construed as a conflict of interest if he sat in on the deliberations of this request. Mr. Knudson lives at 14925 - 58th Avenue S. stated that he has no financial interest to be gained by the approval of this request but wanted to disclose this information in case there was any objection. Chairman Haggerton asked if the applicant or anyone in the audience had.any objection to Mr. Knudson setting in on the deliberations for this request. There being none, the meeting continued. Darren Wilson, Asiistant Planner, reviewed the proposal recom- mending approval with recommendations and conditions. Mr. Brad Decker, applicant, was in general agreement with staff's recommendations except for the recommendation to increase the area proposed for open space. He expressed a concern that it would considerably reduce the back yard area of same residents in the subdivision. Planning Commission January 25, 1990 Page 3 Carl Burgstrom owns property to the north of the proposal. He expressed a concern with how the City plans to acquire his property in their plan to extend 150th Street to 150th Place. Louise Strander expressed a concern with plans for sewers for this area. Roy Chaney is buying property adjacent to the proposed subdivi- sion and expressed concern with traffic impacts, and maintenance of the open space adjacent to the property he is buying. Discussion ensued on the proposal. MR. CAGLE MOVED AND MR. KIRSOP SECONDED A MOTION TO ACCEPT THE PROPOSAL FOR PRELIMINARY PLAT FILE 88 -1 -SUB IN IT'S ENTIRETY, TAKING INTO CONSIDERATION RECOMMENDATIONS OF STAFF, WITH THE DELETION OF RECOMMENDATION 3 -B; AND WHEREAS IN THE STAFF REPORT, WHERE IT MENTIONS CONNECTION BETWEEN SOUTH 150TH STREET AND 150TH PLACE, THAT THE WORD "MAY" BE SUBSTITUTED FOR THE WORD "WILL ". The recommendations are as follows: 1. The 43 -foot right -of -way be approved. . The exception of the 600 -foot length limitation on cul -de- sacs be approved subject to the condition of connection to adjacent lot 19 on S. 150th Street and if /when it is subdivided. And such condition shall be stated on Plat Map. 3. The 17 -lot preliminary plat be approved with the following conditions: A. Submit tree removal /retention plan to be approved by the Planning Division prior to grading permit issuance. B. Submit a landscape plan for the open space lot to be approved by the Pla ing Division. Irrigation system shall be provided a 3 -year maintenance agreement for this area. The landscape plan shall include berms, trees and plants with a density to have 90% grepd cover in three years. C. Th• long -term maintenance of the open space lot needs to be identified on the subdivision. D. Based upon the agreed removal plan for the existing trees, there will be two 2.5 -inch caliper street trees planted to every one removed. MOTION UNANIMOUSLY APPROVED. Planning.. Commission January 25, 1990 Page 4 'Mr.Hamilton rejoined for the remainder of the meeting. DIRECTOR'S REPORT Mr..Flesher. gave a briefing on the. SAO Citizens Advisory Commit- tee. Ms. Moira Bradshaw reported on the Urban Forestry Seminar she attended, adding that a speaker from th• seminar could be called to speak to the Planning Commission at a future meeting. Chairman "Haggerton briefed the Commission on his report to the City Council appraising them of the Commission's concerns. Discussion ensued regarding citizen complaints because of delays they 'are experiencing for their projects to be heard before the Planning Commission. Their consensus was that the Commission is willing to meet as often as possible in order to process these applications in a timely manner. The following schedule was drafted: February 22, 1990 'March :8,.1990 March 22, 1990 A, dinner and tour of the sensitive areas is planned for a future meeting. The meeting was adjourned at 10 :45 p. Respectfully Submitted, Joanne Johnson, Secretary HEARING DATE: FILE NUMBER: APPLICANT: REQUEST: LOCATION: ACREAGE: COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: SEPA DETERMINATION: ATTACHMENTS: Cityjf Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 (206) 433-1800 Gary L. VanDusen, Mayor STAFF REPORT TO THE PLANNING COMMISSION Prepared January 18,1990 AS AMENDED BY THE PLANNING COMMISSION ATTACH B January 25, 1990 88 -1 -Sub: Brigadoon Ridge EMS, Inc. 17 -lot preliminary plat approval 14915 -57th Avenue South. A portion of lots 19 and 20 of Brookvale Garden tracts, and Parcel B of Tukwila Short Plat 84- 20-SS, in the NW quarter of Section 23, Township 23, Range 4, Tukwila, Washington. 3.93 Low, Medium and High Density Residential R -1 -7.2 Single Family. Residential Mitigated Determination of Non- significance issued January 10, 1990 (A) Preliminary Plat (B) Preliminary Site Plan (C) Preliminary. Grading Plan (D) Preliminary Clearing Plan (E) 1. Preliminary Cross Section Location Map 2. Preliminary Cross Section Plan (F) Preliminary Utility Plan (G) Proposed Plat Modification STAFF REPORT to the Planning Com ..ssion t - -1 -SUB: Brigadoon Ridge Page 2 VICINITY /SITE INFORMATION 1. Project Description: EMS proposes a Single - Family subdivision of 17 lots. 2. Existing Development: There are two existing houses, one on each lot, and a temporary hauling road for the North Hill reservoir to South 150th Street. Surrounding Land Use: The neighborhoods to the northwest and east are zoned R -1 -7.2 and R -1 -9.6 and developed with single - family residences, while areas to the south are zoned R -2,R 3 and R -4 and developed with apartments. The City is constructing a water reservoir to the immediate southeast. 4. Terrain: The property is located on the western slope of Tukwila Hill. The steepest slopes are approximately 45 % -55% in proposed lots 1,8,9 and 12. However, the average slopes are relatively gentle ranging from 10 % -20%. 5. Access: The project is accessed from 57th Avenue South. The subdivision road (S. 150th Pl.) is designed with a temporary cul- de-sac with future connection to South 150th Street. 6. Public Facilities: Attachment F shows the Preliminary Utility Plan. Telephone lines and gas lines are available from 57th Avenue South. The applicant has agreed to provide a looped water system. The sanitary sewer line picks up the line on 57th and connects into S 150th Street. The existing storm drainage is relocated to connect into S. 150th Street. BACKGROUND In December 1988, EMS, Inc., requested a rezone from R-1-12.0 Single Family Residential to R-1-7.2 Single Family Residential. The request for the rezone was approved on May 25,1989. As mentioned earlier, the City is constructing a water reservoir to the immediate southeast of this property. To facilitate construction of the reservoir, a temporary haul road exists on this property, as well as a temporary stockpile of material. These activities have resulted in the loss of several trees on the site. The temporary use of this site for the haul road and stockpile will end in June, 1990. The application for subdivision was submitted on December 21, 1988, but no action was taken due to the rezone and completion of the reservoir. iii a application ' was submitted before the sensitive areas moratorium was adopted; this application is "vested ". Development review is based upon regulation in effect before the moratorium was adopted. STAFF REPORT g, ' -SUB: Brigadoon Ridge , to the Planning Comi, lion.„ Page 3 A Mitigated SEPA determination was issued on January 10 1990. Below are the following conditions: 1. Based upon the applicant's soils report, dated August 28, 1989, prepared by Geotech Consultants, Inc., the applicant will do the following: A. A temporary erosion control plan shall be part of the submittal to mitigate all potential erosion problems associated with the construction of this project including both public utility /roadways and private unit constructions. B. Construction of this development will be restricted to dry season construction only. A schedule shall be provided outlining dry season construction. C. The soils engineer of record, will be retained throughout the construction phases as necessary. Also, shall be required to review all individual lot sites plans to assure conformance to the requirements of the soils report as part of any individual site plan approval process. D. The applicant has agreed on a vegetation plan. This includes identification of non - buildable easements to assure proper mitigation of steep slopes. E. Lot 1 will match the existing grades of the adjacent reservoir site. 2. The applicant will install a water loop system. PROCESS The applicant is requesting preliminary plat approval. After a public hearing, the Planning Commission will make a recommendation to the City Council. The Council will then hold a public hearing to review the preliminary plat. When an applicant has received preliminary plat approval from the City Council, development of the subdivision may proceed. Review of the final plat by the Planning Commission and the City Council will to confirm that conditions of approval have been complied with and the preliminary plat has been built and surveyed. DECISION CRITERIA Applicable Comprehensive Plan Elements (1), including Environmental Considerations (2), Public Facilities (3), and Subdivision Design (4) are discussed below: STAFF REPORT 3-1 -SUB: Brigadoon Ridge to the Planning Co ,7ission ` Page.4 (1) Policy 3 (p. 26) - Preserve and promote the quality of natural landform. "This policy pertains primarily to cuts, fills, and excavations in the upland areas. In many cases, hillside areas are significantly excavated to accommodate new development. This policy encourages the use of the landform as it lies rather than altering the landform to conform to the desired use. In addition, this policy discourages the leveling of localized knolls to fill in low spots or the bringing in of fill to level the area between knolls." (2) Policy 4 (p. 73) - Dedication of adequate and acceptable public rights -of -way should be obtained in all subdivisions. "Uncontrolled and haphazard land subdivision which has historically not been overseen by the local government has caused problems of access, safety, and signing on the subdivided land, especially in industrial districts. In order to avoid these types of problems and promote orderly development on all properties, adequate roadway rights -of -way should be dedicated at the time of land subdivision." (3) Policy 12 (p.74) - Minimize the adverse environmental impacts of existing and future roadways on the natural environment. . "This policy would promote a balance between the manmade environment and the natural environment. While it is recognized that a certain amount of disruption to the natural environment . is necessary in the construction of new roadways, efforts could be made to hold these impacts to a minimum. This policy would also go beyond the construction of roads to the impacts of existing roads, such as lack of provision for storm water and related erosion of land due to the lack of control " (4) Policy 6 (p. 83) - Discourage dead -end water systems when constructing new systems. "Dead -end water systems tend to negatively affect the water quality and quantity in that system. The provisions of allowing through systems or loop systems reduces or minimizes this effect." ENVIRONMENTAL CONSIDERATIONS A soils report has been prepared in conjunction with the environmental review for the project. The project engineer has verified that the site is suitable for single family development Specific grading, drainage and construction methods have been recommended by the soils engineer. The engineer has mentioned in the southern half of the property they encountered hard sandstone at the shallow depths of (three to four feet) and occasionally granite boulders at the soil /sandstone contact. STAFF REPORT !` ` 1 -SUB: Brigadoon Ridge ,to the Planning Comh ssion '� Page 5 The Subdivision Code states that every reasonable effort shall be made to preserve existing trees. The applicant has surveyed the site for significant trees and has agreed to provide.a tree removal /detention plan to be approved by the Planning Division. PUBLIC FACILITIES Streets As mentioned earlier, this site has varying degrees of slopes on the property. In reviewing this development, staff and the applicant have reviewed several alternatives concerning road design. The road design can have as much of an impact on slope areas as the single family development itself. Attachments C, D and E show the proposed road, grades, and road cross sections. The City recommends the proposed S. 150th Place street be designed to provide for future connection with S. 150th Street. Typical requirements for local streets are 50 feet for rights -of -way and 30 feet of pavement. The applicant is proposing a right -of- way of 43 feet. Under Section 17.24.040, the City can approve a smaller right -of -way, if approved by the Department of Public Works and authorized by the City Council in approval of the Preliminary Plat. The Public Works Department is approving the proposed 43 -foot right -of -way with 10 -foot utility and roadway easements on each side with full City improvements for the following reasons: 1. The proposed road MAY connect with 57th Avenue S. and S. 150th Street which has a right -of -way of 40 feet. 2. The setback for single - family houses is from the edge of the right -of -way and not the edge of the sidewalk. By reducing the right -of -way width, this reduces the need to locate the houses on the steeper portions of the site. Under Section 17.24.040(2)b, the maximum distance for a cul-de -sac is 600 feet. The proposed cul- de-sac is 810 feet long. Staff and the applicant are requesting exceptions to this requirement. Exception Process "Preliminary Plat. A Preliminary plat exception shall be considered by the Planning Commission at the same time the public hearing is conducted for the Preliminary plat. The Planning Commission shall include in its Preliminary plat recommendation to the City Council a specific recommendation with respect to the exception application together with any conditions deemed necessary thereto. STAFF REPORT f ' . f ' l -SUB: Brigadoon Ridge to the Planning Com r :ssion Page 6 The City Council shall, in conjunction• with its consideration of the Planning Commission's Preliminary plat recommendation, consider the Planning Commission's recommendation with respect to the exception application. The decision of the City Council shall be final and conclusive." Exception Criteria /Discussion "1. Exception Criteria. Exceptions from the requirements of this code may be granted when undue hardship may be created as a result of strict compliance with the provisions of this code. Any authorization for exception may prescribe conditions deemed necessary or desirable for the public interest. An exception shall not be granted unless: a. There are special physical circumstances or conditions affecting said property such that the strict application of the provisions of this code would deprive the applicant of the reasonable use or development of his land; and" Utilities If the standard were strictly applied to this property, it would not facilitate the City's long term desire to have 150th Place connect with S. 150th Street, and provide a loop road system. Currently, 57th Avenue S. is a 615 foot long street with a dead end, and no cul -de -sac. Also, by extending the length of the cul -de -sac, it creates a situation where less cut /fill is done on the steeper portions of the property. "b. The exception is necessary to insure such property rights and privileges are as enjoyed by other properties in the vicinity and under similar circumstances; and" As shown by the Preliminary Plat Attachment A, the exception allows for a logical extension of S. 150th Place to S. 150th Street. This exception also allows the property to the north several options for road access. "c. The granting of the exception will not be detrimental to the public welfare or injurious to other property in the vicinity." As noted earlier, this exception will reduce the amount of cut and fill needed for the development of the road. As stated by Policy 12 p. 74 of the Comprehensive Plan, the City is "promoting a balance between the man - made environment and the natural environment." A. Sanitary Sewers - The City of Tukwila is the service provider for this area. An existing eight -inch sewer line in S. 150th Street extends along the western property line of Lot 19 and then through the new right -of way to 57th Avenue South. There is a 20 -foot wide easement along the westerly portion of lot 19 that will accommodate the existing eight -inch sanitary sewer line. All lots STAFF REPORT F 1 -SUB: Brigadoon Ridge f, ` to the Planning Comm- ..ssion Page 7 except 9,10,11 and 12 will receive service from a new eight -inch line in the new right-of-way. Lots 9 through 12 will receive sanitary sewer service from the westerly /rear portion of the. lots. B. Storm Drainage - There is an existing eight -inch storm drain along 57th Avenue South. The proposed storm drain will connect to 57th Avenue South and continue through the subdivision, connecting into the South 150th Street storm drain. A system of 12 -inch catch basins and 15 -inch storm drains are proposed within South 150th Place. The temporary existing storm drain and easement in proposed lots 9 -12 will be removed when the new storm water facilities are in place in South 150th Place. C. Water - This area's water system is served by the City of Tukwila. The applicant has agreed to loop the water system. A new water line will connect to an existing eight -inch line in 57th Avenue South and connect into the existing waterline in South 150th Street. The applicant has provided an utility, drainage and access easement for the City's reservoir through lot 4. This easement will allow connection into the proposed storm drainage system. SUBDIVISION DESIGN This proposed 17 -lot subdivision will have direct access to South 150th Place. In the R -1 -7.2 zone the minimum lot size is 7,200 square feet. All lots meet the minimum mean lot width of 50 feet. Each lot meets the minimum requirement per the City's zoning classification of R- 1 -7.2. The applicant has outlined a typical building pad for each lot, indicating that minimum setback standards can be met. Also, the applicant has provided cross sections of lots 8 through 10 where the existing grades are steepest, with approximation of where the driveways will be located. The cross sections of the proposed driveways indicate that slopes of less than 15% can be achieved. The applicant has created an open space easement for lots 8 and 9. With the open space easement, the developer will be able to include the entire lot for the required square footage but limit development to the less sensitive portion of the lot. Also the developer can build up to the easement without being hindered by the setback requirements. Creating this open space easement, the applicant can preserve the vegetation in the steepest areas of the site. This will reduce the amount of cut and fill and to maintain the steep slopes. (per City's Comprehensive Plan Policy 1 p.24) Upon reviewing the existing vegetation shown on Attachment D, there is an opportunity to expand the open space easement to lot 7 and 10. In addition, the southeast corner of lot 1 should also have an open space easement. At the northwest corner of the 57th Avenue S. and S. 150th Place intersection, the applicant has an open space tract. This will provide a buffer between the new street and the existing house to the north. However, the applicant has not submitted a STAFF REPORT to the Planning CorN..ission landscape plan describing the type of vegetation for the open space tract. The applicant should also address who and how the landscaping will be maintained in this open space tract. 2. Each of the lots meet code requirements for lot size, width, access to utilities and grades for driveways. The Department of Public Works approves the reduction of right -of -way width from 50 feet to 43 feet. The reduced width will allow for full City • improvements in the proposed right -of -way. may be 4. The proposed road itk designed to be connected to S. 150th Street in the future. The temporary cul- de-sac is 810 feet from 51st Street. The exception proposed meets the three criteria in the subdivision ordinance. The topography of the site meets special physical circumstances affecting this site. The exception proposed will provide for a logical extension of S. 150th Place to S. 150th Street. And the exception will not be detrimental to the public welfare or injurious to other property in the vicinity. The open space lot located at the entrance to the subdivision will provide a buffer to the house to the north. The applicant needs to submit plans as to how this area will be landscaped, and who will maintain the landscaping once it is installed. '- 1- SUB: Brigadoon Ridge Page Based on Comprehensive Plan policies and Subdivision Code concerns, a tree removal /detention plan needs to be submitted prior to issuance of a grading permit. The open space easements could be enlarged to provide for better protection of the existing vegetation on lots 1,7,8,9, & 10. RECOMMENDATIONS 1 The staff recommends the following: 1. The 43 -foot right -of -way be approved. 2. The exception of the 600 -foot length limitation on cul -de -sacs be approved subject to the condition of connection to adjacent lot 19 on South 150th Street and if /when it is subdivided. And such condition shall be stated on Plat Map. (Deleted by P/C 1- 25 -90) STAFF REPORT i .1 -SUB: Brigadoon Ridge to the Planning Com :ission Page 9 3. The 17 -lot preliminary plat be approved with the following conditions: A. Submit tree removal /retention plan to be approved by the Planning Division prior to grading permit issuance. 8 - - Expand the open - space easelltent -as - sitcrvirr oir Attachment 07 - C. Submit a landscape plan for the open space lot to be approved by the Planning Division. Irrigation system shall be provided on a 3 -year maintenance agreement for this area. The landscape plan shall include berms, trees and plants with a density to have 90% ground cover in 3 years. D. The long -term maintenance of the open space lot needs to be identified on the subdivision. E. Based upon the agreed removal plan for the existing trees, there will be two 2.5 -inch caliper street trees planted to every one removed. A PORTION OF TIE N.W. 1/4 OF SECTION 23, TWP. 23 N, ROE. 4 E, WM 1 R -4 LEGEND 0 -3 1 L .. R -3 R -I -' *L4*CENt TAN L07 PARCELS *1711174 300 IFE7 01 SHE 70+11110 BOUNDARY 11741 •17,1171 TAX 10T PARCEL 707ONG BOUNOAR7 LINE *407.10 1 *0 LOT PARCEL 7.2 R -I -12.0 R -2 J - - - --J J.... L----- - - - - -- r n P LEGAL DESCRIPTION SITE STATISTICS VICINITY MAP 110 .0 0 100 199 acme T • m PARCEL B. CITY OF TUIIW1LA SHORE PLAT NUMBER 84- 20 -55. RECORDED UNDER RECORDING NUMBER 6407190629, SAID SHORT PLAT BEING A SUBOMSI0N OF A PORTION OF LOTS 19 AND 70. 88000181! GARDEN TRACTS. ACCORDING 10 THE PUT THEREOF RECORDED IN VOLUME 10 OF PLATS. PAGE 47. IN NONG COUNTY. WASHINGTON. TOGETHER WITH THAT PORTION OF LOT 20 AND THE SOUTH 8 (CCT OF LOT 79. BROONVALE GARDEN TRACTS. ACCORDING TO THE PLAT THEREOF ECORDEO IN VOLUME 70 OF PLATS. PAGE •7. IN A1740 COUNTY. WASHINGTON, LYING WESTERLY OF THE WESTERLY BOUNDARY OF PARCELS A AND B OF CITY OF TUNWILA SHORT PUT NUMBER 84 - 20 -SS. RECORDED UNDER RECORDING NUMBER 6407 DEVELOPER /OWNER. 31649 O PAB U IC . INC /141 -Y FEDERAL WAY. WA. 98003 639 -0366 ENGINEER /SURVEYOR ESN. INC. 947 POWELL AVE. 5.w.. /100 RENTON. WA. 98055 228 -5628 TOTAL 517E ARC*: 3 ACRES TOTAL NUMBER OF 1013' 17 EXISTING 7014 R -1 -120 PROPOSED 20NIN0' R -7 -7.2 PROPOSED USE SINGLE FAMILY RESIUENIIAL SEWERAGE SYSTEM CITY OF 1U10MLA *ATER. CITY OF TUIOYILA SCNOOL DISTRICT: SOUTH CENTRAL SCHOOL DISTRICT 7 - I07 05781C1 CT OF TUNWILA 7E1(090NE. U 5 *EST POWER• PUGET 60W71 CALCULATE OCNST TOTAL AREA' 771.347 5F - 393 AC CALCULATIONS. TOTAL AREA 32.496 Sr - 0.75 AC OPEN SPACE: 3.141 5F - 0 07 AC TOTAL LOT AREA: 135.710 5F - 3.12 AC AVERAGE LOT SIZE: 7.983 5F - 0 18 AC 57407E5 107 SIZE: 7.200 5F - 0 77 AC 4L1Ow*BLE NO OF 1075. 16 4 1 z w 1 a o z O z w 0 0 cc 0 0 pJ w 0 a _ 3 1 IA U 1 1.1 ,..Tn 1 5. 150th St. r I 10 12 11 r 9 -I s •„' • At .1 1 A PORTION OF TI-IE KW. 1/4 OF SECTION 23, TWP. 23 N. FK3E. • E, WI* a tlJ 1 / 7 r L 13 6 0-3 .1 S. 150th PLACE 5 r 3 oa • r - 4 L LEGEND S. 150th PLACE 7S• R /4/1.7..r.c 111 1■• 1011 S ZONNI: HOUAIDM.• 1.• PAPCII IONWC; 01)10711.• 1.1 ALONG 1•• 117 0i3O,1• ••o.r.s.r 010101••1 54 1411 • t- - - 2 1 1 2 0 Q cc Id 0- 0 >- 0 `.= a 5 < 0 Id ET 0 5 ••••••?" • L • 1 . 0 m 0 .. 4 •••••!. MOW CalllOdDlid - Irw..xu ALO WILY° • IV/WSW 1111011100 X* 1111.019 ' 1. '00 allOvr Z04UIS O1!.4100d Ainite010 I - • 1 • • -V - • -V • • . • 1 ^ - • • 1 - , • .. - • , • - • • - , • ... • - • ....... < — :7•77. :631.0N C110031 WM - 3 1/ 'sell 1+1 C dM 1 . 10 110•8 10 l4 1•8 all JO 110 11. 00 d V "18 (11021 A Portion Of The Northwest 1/4 Of Section 23. Twp. 23 N, Rpm. 4 E.. WM •--m• • • 4 • •-r - 13 •PP•OIMIMTE ARCA W CLEMPIC 406 •0•D0Mr AND UOLT' CONSTPUCTO• — 4.6 •C•CSt 61111 SP/Q 171,1 SCAEL' r • aD C 6T 61TNIVAI. • : OATal CRY OP TXMLA • • ec� W of 0 01 W U1 z Q a c z2 O � o p < 0 • J Cr a m S. 150th St. •••■••11 • . • I e I ; I" '■ A I • •t .....1' r , . I. •-•,‘ 4 F-- •-..-"...:.: " 4 . :t , , . 12 I - I 7. r ----- r • '.. ! ■ •E. ,i - -.....7-1.1V2 " 1 1 i 4 1 •. I • ••••••-• _ . i . • I J ... .._ . . __ r .-. . A 1- 7 — 7. is a .... 1. ; f .1 1 t - .t ,........ 10 ....... . 7 .,....-•■ r - - .1.. - •• 1. .4••;* ' Di- ••••••>: . \ :• • - ' - , ■ , I Imo. wi • 1' . • ... - , , ... . • •c / ./ 9 -. ,4-.z.... ....... s..,.... .. ( C :-: ".sr,, ; . — . '-' ',... V ./ """ ----/ < .a:\;-• ....st.. " -• . •• •• - 1...•,-- - / • "L...,.._ `- ::..7 ... I, ',../ ....;..., . . ' - -••• A Portion Of Ttmo Northwest 1/4 Of Section 23, Twp. 23 N. Raw 4 WM LEGEND puce a +. r „ / ? NOTES: • o.c 1 8. 0e h pl_Ace _ 5 L - r 4 / 3 L 2 SCALE f • 30 OONTOUN WTOWAL DATUM CRY OF TUKWILA - I L —4 * r ..— a 1 i • w 1J1 2 t— ee W 0 0 G m z 0 z s a 0 0 u 2_ 2 PRELIMINARY CROSS SECTIONS Ji .,.1 Z-� 1N310IIHOrlld ■ ION "4" IP Z" VW - In " Ld.AlY Act/Mt /Mt X 111 _ rr., l V .......„„....-... l - - - - LOTi - SE SCAI ES: I ITt I 1 LOT SEC ION D & - e luis rMOMv :': .. •• : �a M. ii Yrm i O° n •.,ti um Nr Ij1 r I I00 •• O IM ALES. v.roLU� - a. r. wsY .iry I } Mt. YIR 01.00000 �. 1.014 VYOI a; M .m . .110471llR y_ _ 1 = = '� r wa a OWL . LOT 11 _ — .. SE CT -- .. .._ 'A - - .� L — = ..... "B' DM GOAD � _ .. - - m an mY WM 10 • S x91 ton _Y 1 i1 ALES CalarT41. Mil, • 2 t— ee W 0 0 G m z 0 z s a 0 0 u 2_ 2 PRELIMINARY CROSS SECTIONS a MOM et .. ".i_ i LEGEND NOTES • •n •■ ••••• ra0 A Portion Of The Nar4wr at V4 Of swOOn 23. Twp. 23 N, w0.. 4 E.. W.M. • ..� •.••••• r.a• "urea. olum Nom SCAM • SO OOMd/1 anfiVAL • ! DATA* ORY or TUKVEIJI PROPOSED ROAD SECTION 2 W 1 z O 1 1 t 3 1 0 S 150th St, - - I • •••• NOTES: • _ . • war.ortauvr .“l• Oe rm... 4 UM OW COWSTPUC?W» I *CWT. SCALE V - OOPITOLOI WWII - DATUM OTY OF TUKWILA ECUMMENDED BY STA 111111111M1111011. n 0 Q IL cc Z 6 0 d CK>- 0 a • g 5 1 .5 ....aro ■•■■ TO: FROM: DATE: RGW:tm File: A9221 Darren Wilson, DCD Ron Waldner, Chief of Police February 5, 1990 MEMORANDUM SUBJECT: Brigtidoon Ridge/Tukwila Junction Future Street Connection - S. 150th Place and S. 150th Street •■• =MP City of Tukwita 6200 Southcenter Boulevard Tukwila, Washington 98188 Police Department 433-1808 The Tukwila Police Department has made an extensive evaluation of the advantages and impacts of connecting the two streets in question. It would appear the following conclusions are obvious. We currently have only two tactical accesses to the hill and neighborhood in question - 144th and 65th. If the hill could be accessed via Macadam Road and 150th, we dramatically .affect our capability of getting emergency resources to the scene in a timely manner. As it stands, and if the connection were not made, we weave through narrow, long residential lanes to reach the remote areas. By opening a new street access to a secluded area, we recognize the real and perceived problems of increased transient traffic and increased exposure to pedestrians. These become emotional quality of life and property value issues. From a public safety perspective, it is our opinion the emergency access potential for the many outweigh the objection of a few. We encourage the development of through street capability. WAC 197 -11 -970 Description of Proposal Proponent EMS. INC. Position /Title Address D ate FM.ONS Responsible Official Rick Beeler MITIGATED DETERMINATION OF NONSIGNIFICANCE PRELIMINARY PLAT APPROVAL OF 17 -LOT SUBDIVIDION FOR A 3.93 ACRE PACEL ZONED R -1, 7.2 (SINGLE FAMILY RESIDENTIAL) Location of Proposal, including street address, if any 14915 - 57TH AVENUE S. Lead Agency: City of Tukwila File No. EPIC - 27 - 89 TUKWILA JUNCTION The lead agency for this proposal has determined that it 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. [[ There is no comment period for this DNS El This DNS is issued under 197 -11- 340(2). Comments must be submitted by JANUARY 22, 1990 . The lead agency will not act on this proposal for 15 days from the date below. Planning Director Phone 433 -1846 6200 Southcenter Boulevard, T kwil 8188 Signature Yo may appea this determination to the City Clerk at City Hall, 6200 Southcenter Boulevard, Tukwila, WA 98188 no later than 10 days from the above date by written appeal stating the basis of the appeal for specific factual objections. You may be required to bear some of the expenses for an appeal. Copies of the procedures for SEPA appeals are available with the City Clerk and Planning Department. (SEE ATTACHED CONDITIONS) PLEASE PUBLISH IN THE THURSDAY, JANUARY 11, 1990 EDITION OF THE VALLEY DAILY NEWS CC: MAYOR, CITY ADMIN, CITY CLERK, DEPT OF ECOLOGY, APPLI FILE January 5, 1990 Tukwila Junction 88 -1 -Sub/ EPIC -29 -89 SEPA final mitigation 1. A temporary easement for the cul -de -sac, including pavement as prescribed in the subdivision code shall be provided as part of this development, its removal conditioned on the connection becoming available to South 150th Street. This temporary cul -de- sac shall be in the sole turnaround at the end of this street. 2. Item #5- per soils report we have provided the following comments: A. Per p.2 of soils report- "groundwater " - a temporary erosion control plan shall be part of the submittal to mitigate all potential erosion problems associated with the construction of this project including both public utility /roadways and private unit constructions. B. Per p.3 of soils report, the construction of this development needs to be restricted to dry season construction only. A schedule shall be provided outlining dry season construction. C. Per p.5 of soils report, site drainage /all footing drains shall be tapped into public storm for all structures and footings in the subdivision to mitigate more intense runoff and less impervious surfaces. D. If the City is to reply on the recommendations of this soils engineer's report, then the recommendation on page 9 of the soils report to retain this engineer throughout the construction phase is necessary. Also, the soils engineer of record shall be required to review all individual lot site plans to assure conformance to the requirements of the soils report as part of any individual site plan approval process. E. The revegetation plan shall be identified on all site plans, and all approval plans for the plat, including identification of non - buildable easements to assure proper mitigation of steep slopes. F. The applicant will provide a non - buildable easement for lots 8,9,10,11 and 12. These areas have slopes greater than 40% by providing this method will minimize the amount of cut and fill. Page Two ' Tukwila Junction SEPA mitigation G. Lot 1 existing and finish grades will match the adjacent grades of the City's newly constructed resevior. 1. Drought resistant plants shall be part of the replacement of the planting from the curb of the reservoir parking lot to the City's property line and shape the land so it slopes to the City property, will be part of the mitigation. 2. The irrigation system in that part of the City's property will be located by calling Dave Grage at 433 -1860. 3. The 4' high rockery will be taken down and moved to a location according to Ted Freemire (north canyon). 5. On a temporary basis a temporary security fence will be in place at all times. expense. 4. The fence will be relocated. 6. The dirt will be taken away by the Developer, at his own 7. The Developer will warranty that no damage to the reservoir parking lot will occur, but if so it will be restored to its original condition. 8. The topsoil that is stored on the City reservoir site will not be disturbed. PF /amc:9:Lot 1 CITY OF TUKWILA 6200SOUTHCENTERRO1 TUh'11'11.1, ILISUIM:T0 9i!.'0 January 5, 1990 Brad Decker 2366 Eastlake Avenue East Suite 433 Seattle, Wa. 98102 RE: BRIGADOON RIDGE ROADWAY ISSUES: Dear Mr. Decker: Respectfully, The purpose of this letter is inform you of our agreement for the roadway /utilities easements. The Public Works Staff would recommend your proposal of a 43 foot wide right -of -way, plus 10 foot utility and roadway easement on both sides of the 43 foot right -of -way. The developer shall redesign the turning radius at the most westerly turn to bring a turning radius as close to a 275 feet turning radius as possible. Also recommended is a minimum turning radii equal or greater than the easterly turning radii to allow safe passage of emergency vehicles per, Tukwila Standard template. Should you have any questions, please feel free to contact me at 433 -1845. Darren Wilson Assistant Planner cc: J. Pace, Senior Planner R. Cameron, City Engineer 1'll \7i 1:311;, 4334 MM Goy 1.. 1 /horn. Mayor , ..., MEMORANDUM TO: JACK PACE /DARREN WILSON FROM: PHIL FRASER DATE: JANUARY 4, 1990 SUBJECT TUT WILA JUNCTION m 0 1990 PER MY MEETING WITH REPRESENTATIVES OF THE MUSTANG DEVELOPMENT (TUKWILA JUNCTION) UN 1/3/90, THE FOLLOWING WAS DISCUSSED: 1. CONDITIONS OF THE 1/3/90 MEMORANDUM (ATTACHED) SHALL APPLY. THE FOLLOWING EXT:E7' TIUN TO THIS IS AS FOLLOWS: ITEM #2, I AS PUBLIC WORKS STAFF WOULD RECOMMEND DEVELOPER'S PROPOSAL OF 43' WIDE R/W PLUS 10' UTILITY AND ROADWAY EASEMENTS ON BOTH SIDES OF THE 43' R /W. DEVELOPER SHALL REDESIGN TURNING RADIUS AT MOST WESTERLY TURN TO BRING TURNING RADIUS AS CLOSE TO 275' TURNING RADIUS AS POSSIBLE, A MINIMUM TURNING RADII EQUAL OR GREATER THAN EASTERLY TURNING RADII, AND ALLOW SAFE PASSAGE OF EMERGENCY VEHICLES PER TUKWILA STANDARD TEMPLATE. 2. A TEMPORARY EASEMENT FUR THE CULTISAC, INCLUDING PAVEMENT AS PRESCRIBED IN THE SUBDIVISION CODE SHALL BE PROVIDED AS PART OF THIS DEVELOPMENT, ITS REMOVAL CONDITIONED ON THE CONNECT I ON BECOMING AVAILABLE TO S. 150TH STREET. THIS TEMPORARY CULTISAC SHALL BE IN THE SOLE TURNAROUND AT THE END OF THIS STREET. 3. ITEM #5 - PER MY REVIEW OF SOILS REPORT I PROVIDE THE FOLLOWING COMMENTS: A. PER P. 3 OF SOILS REPORT, THE CONSTRUCTION OF THIS DEVELOP- MENT NEEDS BE RESTRICTED TO DRY SEASON CONSTRUCTION ONLY. A SCHEDULE SHALL BE PROVIDED OUTLINING DRY SEASON CONSTRUCTION. B. PER P. 2 OF SOILS REPORT - "GROUNDWATER" - A TEMPORARY EROSION CONTROL PLAN SHALL BE PART OF THE SUBMITTAL TO MITIGATE ALL POTENTIAL EROSION PROBLEMS ASSOCIATED WITH THE CONSTRUCTION OF THIS PROJECT INCLUDING BOTH PUBLIC UTILITY /ROADWAYS AND PRIVATE UNIT CONSTRUCTIONS. C. PAGE 5 OF SOILS REPORT - SITE DRAINAGE - ALL FOOTING DRAINS ............�._.._.__....._._.. SHALL BE TAPPED INTO PUBLIC STORM SYSTEM FOR ALL STRUCTURES AND FOOTINGS IN THE SUBDIVISION TO MITIGATE MORE INTENSE RUNOFF AND LESS IMPERVIOUS SURFACES. D. IF THE CITY IS TO RELY ON THE RECOMMENDATIONS OF THIS SOILS ENGINEER'S REPORT, THEN THE RECOMMENDATION ON PAGE 9 OF THE SOILS REPORT TO RETAIN THIS ENGINEER THROUGHOUT THE CONSTRUCTION PHASE IS NECESSARY. ALSO, THE SOILS ENGINEER OF RECORD SHALL BE REQUIRED TO REVIEW ALL INDIVIDUAL LOT SITE PLANS TO ASSURE CONFORMANCE TO THE REQUIREMENTS OF THE SOILS REPORT AS PART OF ANY INDIVIDUAL SITE PLAN APPROVAL PROCESS. E. THE REVEGETATION PLAN SHALL BE IDENTIFIED ON ALL SITE PLANS, AND ALL APPROVAL PLANS FOR PLATS, INCLUDING IDENTIFICATION OF NON— BUILDABLE EASEMENTS TO ASSURE PROPER MITIGATION OF STEEP SLOPES. a..,v.� aran�x�::: xF. n, w.• nrma.... � nu• �..,. w.... �.,,......»,. �... �...._...._.___.__...._..._.........._....,...,,.,,.... u. �«.-. �..., e. m. 7a.. o. n. "r.:: :. City of Tukwila PUBLIC WORKS DEPARTMENT 6300 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -0179 Ross A. Earnst, P.E. Director MEMORANDUM TO: Jack Pace FROM: Ron Cameron and Phil Fraser DATE: January 3, 1990 SUBJECT: Tukwila Junction 1. 60 feet cul de sac per subdivision code is O.K. 2. Curve (90 turning at lot 17 - needs radius to provide for 25 mph speed comparitive to 10 curve at lot 15 - the 90 shown is too tight, not consistent with upper curves. 3. Sign on development to clearly show the plat and future connection of South 150th Place to South 150th Street providing vehicle and pedestrian access. Alternative access - especially considering the distance from 144th /57th to the end of South 150th Place being effectively a 2,910 foot cul de sac. Any blockage south of 144th on 57th isolates all residences to the end. Blockage can be caused by repair of a broken water, sewer, gas line or other similar activity. Issues: 1. 30 feet width as local access compared to 26 feet cul de sac width. 2. 50 feet right -of -way compared to 40 feet right -of -way. 3. "Through" traffic of between "Hill" and Macadam and the 2,910 foot "cul de sac ". 4. Parking: a. both sides on street b. one side c. prohibited 4. Minimum of 50 feet of right -of -way as South 150th Place is to connect to South 150th Street. Jack Pace MEMORANDUM January 3, 1990 5. Soils report comments Public Works is awaiting report via the Planning Department. 6. Contours of reservoir, lot 1 and 2, match, O.K. to remove "Knob". RC /kjr •.f!,:F:' r.�; .^�j �n ..rn a ,fft l$'•'SY.: l . L ,.. ; r;... ti ; -' j.:�•.��"':ir `""AY. , .tAtt^f. .` n,, a n A�;•y tiff 'iXx,.rfa::vk.x., cwt i, �", tt' Cn `ea'a?i�ifLY.G�nSsli.�:�,nw hlx. �i+ k;,. 5:' 7`. ,'�3S.AsL_.,.v...�ti)c�..��.1'ar �: fi:...�':4.1..u�s�.,raa . �•. �' �..1; {sx;,'.��.xtrra'+4,L'4:•�. i{ j�i. .�&'�!G" :�.s+, a�... L:. i r c.Y � .�i�.5el%:.�:h ",S'�''�'i.r, "" i. 'E'e�,..x "rL•.v:�a. �' YEA' 4M' d�.' i.: �. E+ :��'+�'t!•'�CPSt'Sk7�A;iY1rf.,t ESM inc. t A CIVIL ENGINEERING, LAND SURVEY, AND PROJECT MANAGEMENT CONSULTING FIRM October 13, 1989 City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 Attn: Darren Wilson RE: Tukwila Junction Dear Mr. Wilson: Sincerely, ESM, INC. BRET CUMMOCK, P. Project Manager cc: Brad Decker, Mustang Investments s4:bc1 941 Powell Avenue S.W. Suite 100 Job', No: 366 -04 =880 O C T 17 1989 j In response to your letter re- scheduling the Public Hearing for the Tukwila Junction project to December 14, 1989, we hereby request that the Public Hearing for this project be further re- scheduled to the January, 1990 hearing date. The reason for this request is to allow adequate time to thoroughly review the additional requirements of your October 4, 1989 letter and assess layout alternatives with the developer who is out of town for several weeks. I trust that this request will be acceptable to the Planning staff; however, should you have any problems or questions, please feel free to call. • Renton, Washington, 98055 • (206) 228 -5628 . ':i.�1, "; ail:. �i:'•. Jia�1 :�L.ti:w %:. >�:,r.,ts';.�:,'.... ':vfnz�t �ni7�r':�i`.�> Dear Mr. Cummock: Darren Wilson Assistant Planner . .ax,�f= ^: ;1d "•r ;v ^xz <�= �:x:'•?�x',..':tl : <�:...;,:•7]:� ^'' xn'� Y ^�•r� .irgs - z-r; , .i°;pL . >e. ;rt.�.r,,�?pt , t CITY OF TUKWILA 6200 SOUTHeeetS156±E V4RD. 7 aIg91. WASHINGTON 98188 Bret Cummock ESM inc. 941 Powell Avenue S.W. Suite 100 Renton, Wa. 98055 RE: TUKWILA JUNCTION cc: V. Umetsu, Associate Planner Tyr: ..T.,"revrttfP— v+ioxv -. 2:g PHONE # 1206) 433.1800 As mentioned in the meeting with you on Tuesday October 3, 1989, the Public Hearing has been rescheduled for the December 14, 1989. Therefore, we need to resolve all SEPA issues by no later than October 31, 1989. You need to provide cross sections with existing and final elevations for lots 8,9,10,11, and 17. Please provide an alternative site plan which is based on the subdivision and comprehensive land use policy plan requirements. I have enclosed the following to assist you in completing the subdivision application packet:: Gary l.. 1 anDusen..11avor * The subdivision code. * The comprehensive land use policy plan. Please review each of the items thoroughly before resubmitting your additional information. Again, we wish to work with in resolving all matters relating to this project. Should you have any questions regarding this please contact me at 433 -1845. �1. ,� - �... ,..E.rr ':ih iY:w •i w. _ .. < 'n. n x . ti.i.ii r.... .. -. .. _vu n+ I�' it�hi./..' u;:.. xut .w ^}fnrl'J.� "�i.�i4.�{:u eiif�S.v.r ac Lf.. r+t' ..t:r�.:L.tw ... C: h.. La.. �YiiS\. x. r,.. �M�YI' l�v.. �: 4u� v` a{. S' 74: h:': 1? 3i�: 7'v n, �° ;C�;YgN�';�f/X,'1';i(N.' ^ �TI'.L a...!1d!;,Xa. f!".G:'Ix Y)�3:.,`rf °R'xMt•3 h9J*.uH "m' x`P to/ SECTION 17.04.100. LIMITATIONS ON FURTHER SUBDIVISION Any and subdivided under the requirements of this Section shall not be further divided for a period of five (5) years without following the procedures for subdivision (Chapter 17.12). CHAPTER 17.12 DETAILED PROCEDURES FOR SUBDIVISIONS -8- SECTION 17.12.010. PURPOSE.' The purpose of this Section is to establish uniform procedures for the orderly and efficient division of land within the City of Tukwila. SECTION 17.12.020. SCOPE. Any land being divided into five (5) or more parcels, lots, tracts or sites, for the purpose of sale or gift, anyone of which is less than twenty (20) acres in size, or any land which has been divided under the Short Subdivision procedures within five (5) years, shall conform to the procedures and requirements of this Section. SECTION 17.12.030. PRELIMINARY PLAT PROCEDURES. 1. Application. a. Application for a Preliminary plat shall be filed with the Planning Division on forma prescribed by that office. A Complete application must be filed at bast thirty (30) calendar days prior to the data of the Planning Commission meeting at which it is to be considered. L b he application shall be accompanied by a fee of fifty (50) dollars ten (10) dollars for each proposed tot, not to exceed two hundred - lfty (250) dollars. c. At least five( 5) copies of the Preliminary plat shall be submitted, which shall be prepared by a land surveyor. d. Fifteen copies of the Preliminary plat, photographically reduced to B>e' x 11" or 10b' x 14', shall accompany the application. e. A list of the names and addresses of all owners of record of property *within 300 feet of the external boundaries of the proposed subdivision. f. Environmental information shall be prepared and submitted in accordance with the guidelines established under the State Environmental Policy Act of 1971, as amended, and the City of Tukwila Ordinance #981: as may be amended thereafter. Said infonsation is a part of and must accompany the Preliminary plat appiication. 2. Preliminary Plat Requirements: The following shall be part of the Preliminary plat. a. Vicinity Moo. Adequate to readily identify the location of the plat In relation to its surrounding vicinity. V (2) ?, ";. ,,... � +. - � 4r •. SECTION 17.16.090. AP ,L. i 3. -18- The decision of the Short Subdivision Committee shall be final, unless an appeal by any aggrieved party is made to the Planning Commission within ten (10) calendar days of the date of decision of the Short Subdivision Committee. Said appeal shall be in writing to the Planning Commission and filed with the Office of Community Development. The Planning - Commission shall act on sail appeal within forty (40) calendar days unless an extension thereto is agreed to, in writing, by the applicant. The decision of the Planning Commission shall be final and conclusive unless, within ten (10) calendar days, any aggrieved party files with the City Clerk a written appeal addressed to the City Council. The City Council shall act on said appeal within twenty (20) days of the date of appeal. CHAPTER 17.20 DESIGN STANDARDS FOR THE SUBDIVISION OF LAND SECTION 17.20.010. PURPOSE. It is the purpose of this section to provide for the protection of valuable, irreplaceable environmental amenities and to make urban development as compatible as possible with the ecological balance of the area. Goals are to preserve drainage patterns, protect ground water supply, prevent erosion and to preserve trees and provide vegetation. These are beneficial to the City in lessening the costs of development to the City as a whole, to the subdivider in creating an attractive and quality environment, and in attainment of the goals and objectives of the Tukwila Comprehensive Land Use Policy Plan. SECTION 17.20.020. ENVIRONMENTAL CONSIDERATIONS. 1. Unsuitable Land. Land which the Planning Commission may find to be unsuitable for subdivision due to flooding, poor drainage, excessive slopes, rock forma- tions, high ground water, or features likely to be harmful to the safety and general health of the future residents, shall not be subdivided, unless appro- priate mitigating measures are approved by the Planning Commission and authorized by the City Council. If any portion of the land within the boundary of a Preliminary plat or approved record of survey Is subject to inundation, or is in a flood control zone, according to RCIK86.18, hat t portion . of the subdivision shall have the written approval of the State Department of Ecology before the City Council may review the Final plat. 2. Trees. Every reasonable effort shall be made to preserve existing trees. The Planning Commission shall determine, at the time of Preliminary plat hearing, the necessity of a tree removal /retention plan. Such plan shall accompany the permit appl lcatloe for instal lation of plat improvements. In the event improvements are deferred, said plan shall accompany the performance bond or other guarantee. ! removal /retention plan shall assure the discriminate removal of s410111tant trees and shall be approved by the Planning Division prior to issuance ofieralts. Streami. Every effort shall be made to preserve existing streams, bodies of water, marshes and bogs. a. If a stream passes through any of the property to be subdivided, the miner in which the stream is to be treated shall be depicted on the Preliminary plat. b. The enclosure or channelization of streams should be discouraged and allowed only when going under streets, especially where a significant stream environment exists. SECTION 17.20.030. COMPATIBILITY WITH EXISTING LAND USE AND PLANS. 1. Buffer Between Uses. Where residential subdivisions are to be adjacent to multiple - family, commercial or industrial land use districts. and where natural separation does not exist, buffer strips shall be provided. 2. Conformity with Existing Plans.. Th6 location of all streets shall conform to any adopted plans for streets in the City of Tukwila. If a subdivision is located in the area of an officially designated trail, provisions may be made for reservation of the right -of -way or for easements to the City for trail purposes. The proposed subdivision shall respond to and complement City of Tukwila Ordinances, Resolutions, and Comprehensive Plans. SECTION 17.20.040. GRADING. Prior to any grading within a proposed or approved subdivision, a Grading Permit shall be obtained in accordance with the provisions of Chapter 70 of the Uniform Building Code. SECTION 17.20.050. STREETS. 1. Extension. Proposed street systems shall extend existing streets at the same or greater width, unless otherwise approved by the Department of Public Works and authorized by the City Council in approval of the plat. Where appropriate, streets shall be extended to the boundaries of the plat to insure access to neighboring properties. 2. Na s. All proposed street names or numbers shall be subject to approval by the Office of Community Development. 3. Intersections. Intersections with existing or planned arterials, whether major, secondary or collector, shell be held to a minimum. Any intersection of public streets, whatever the classification, shall be at right angles as nearly as possible and in so.far as practical. MINIMUM STANDARDS FOR RESIDENTIAL SUSOIVISION DESIGN SECTION 17.24.010. GENERA4. Any plate subdivision or dedication for residential use shall be designed in confaroance with the provisions of this Section. SECTION 17 :24.020. STREET LAYOUT. CHAPTER 17.24 -19- .. "tvrc L3)riYf" • 'Y'r .::tn '"1Cist:';5.:: U>•y: ^'S! ^Mt'!1 „'.utY!t inm sn,� mn .vwwn. Street layout should provide for the most advantageous development of the subdi- vision, adjoining areas, and the entire neighborhood. SECTION 17.24.030. PRIVATE ACCESS ROADS. Private access roads msy be authorized if (a) allowing private access roads in the area being subdivided will not adversely affect future circulation in neighboring parcels of property; and (b) adequate and reasonable provisions are made for the ... n- x' iP' AVF: I'. Wf:7.:•f:.FL..:N4:11u1�%5i%!n.. i.7fl4"�.ili. :.,..... A. ..., jai i�` Ff n�ii...».. i„ f �ili�l:. a•`.` ? �. �'", ._�1(✓.!7 �1f,:+: Sk.:'+ ..:S�hX•:4.1!'k�`:'triJtitrnrl•i >F.�1: "F.SN'•3'Y?'.] .future maintenance and repair of the proposed private access roads; (c) the proposed private access roads can accommodate potential full (future) development on the lots created; and (d) the proposed private access roads do not serve more than four (4) lots nor are more than two hundred (200) feet In length. When private access road! are authorized, the easement width 'bail be a minlm& of thirty (30) feet and shall conform to the applicable standards for design alignment set forth in Chapter 17.24.040, paragraph 2. SECTION 17.24.040. PUBLIC RIGHTS -OF -WAY. 1. Right -of -Way Width. Street widths may vary according to function and traffic generated. The following minimum street widths for streets, as defined in the Tukwila Comprehensive Land Use Policy Plan, shall apply unless otherwise approved by the Department of Public Works and authorized by the City Council in approval of the Preliminary plat or by the Short Subdivision Committee to the case of Short plats. TYPE OF STREET RIGHT -OF -WAY PAVEMENT Major Arterial 80' 60' Secondary Arterial 75' 48' Collector 60' 36' Local Street 50' 30' Cul -0e -Sac Roadway 40' 26' Turnaround 80' diameter 60' diameter Alley 20' 15' andpptiala i 2. Design. The design and alignment of all public streets conform to the following standards unless otherwise approved by the Department of Public Works. 4: Street Intersection Offsets. Where street intersections must be offset, such eeriest shall not measure less than two- hundred -fifty (250) feet from centerline to centerline. b. Cul -de -Sacs. Cul - sacs shall not exceed a length of six hundred (600) feet unless authorized In accordance with Section 17.32.010. c. Street Grades. Street grades shall conform to Department of Public Works standards. • d. Tangents. Minimum tangents shall conform to Department of Public Works standards. e. Horizontal Curves. Minimum curve radii shall conform to Department of Public Works standards. f. Vertical Curves. Changes in grade shall conform to Department of Public Works standards. 3. Right -of -Way Improvement. All right -of -way improvements shall conform to Department of Public Works standards. -20- " : .t.y �..y.rp ..:e: <r ...... � ,...4 4. Utilities. All utilities designed to serve the subdivision shall be placed underground. Those utilities to be located beneath paved surfaces shalt be installed, including all service connections, as approved by the Department of Public Works; such installation shall be completed and approved prior to application of any surface materials. • a. Sanitary Sewers. Unless septic tanks are specifically approved by the appropriate Health Agencies, sanitary sewers shall be provided at no cost to the City and designed in accordance with City standards. b. Storm Drainage. An adequate drainage system shall be provided for the proper drainage of all surface water; the amount of runoff shall be deter- mined by the Rational Method. Cross drains shall be provided to accomo- date all water flow and shall be of sufficient length to permit full width roadway and required slopes. The diameter to be provided shall be deter- mined by Manning's Equation, but in no case shall the inner diameter be less than twelve (12) inches. c. Water System The water distribution system including the locations of fire hydrants shall be designed and installed In accordance with City standards. 5. Public Use and Service Areas. Due consideration shall be given by the subdivider to the allocation of adequately sized areas for public service or usage. a. Easements. Easements may be required for the maintenance and operation of utilities as specified by the Public Works Department. b. Community Assets. Due regard shall be shown for all natural features such as large trees, water courses, historical sites and similar community assets which, if preserved, will add amenity and value to the property. 6. Blocks. a. Length. Blocks should not be less than three hundred (300) feet nor more than one thousand (1,000) feet in length. Where circumstances warrant, the Planning Commission may require one (1) or more public pathways of not less than six (6) feet nor more than fifteen (15) feet in width dedicated to the City to extend entirely across the width of the block at locations deemed necessary. b. Width. Blocks shall be wide enough to allow two (2) tiers of lots, except where abutting a major street or prevented by topographical conditions or size of the property, in which case the Planning Commission may approve a single tier. 7. Lam. a. Arranoament. Insofar as practical, side lot lines shall be at right angles to street lines or radial to curved street lines...iimatIet a iimirftrAirecees, to a public sMat. b. Minimum Size. The size, shape, and orientation of lots shall meet or exceed the minima area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. -21- Via X 1:..q.W .vauwAiUa+vad.w.pSirAai. tatorwN+{aeh u :3t07YF:fiJ:Alt,Si Z311.MS'AVYM..C'.A ' fflt LAitfii rttlilWl:.'r=or. Y.. 111. RRtwen vtema ximx... wentdoly ,t...taS.pfIIff.'(iNi4'X.LIM 7.03 trWrV%bMY.•'*Ye?.O 1M� c. Corner LWL0,. Corner lots may be r'equlred to be pla ty; with additional width to allow for the additional side yard requirements. d. Through Lots. Residential through lots shall be permitted access to only one (1) of those streets, unless etherwlse approved by the Department of Public Works. e. Property Corners at Intersections. All lot corners at intersections of dedicated public rights -of -way shall have a minimum radius of twenty -five (25) feet. 8. Other Improvements. a. Monuments. (1) Concrete permanent control monuments shall be established at each and every controlling corner of the subdivision. Interior monu- ments shall be located as determined by the Department of Public Works. (2) All other lot corners shall be marked with suitable metal or wood markers. b. Street Signs. The subdivider shall be responsible for the initial cost of any street name or number signs, or street markings. Including instal- lation thereof, necessary in the subdivision as requred by the Department of Public Works. SECTION 17.28.010, GENERAL The division of land for commercial or industrial purposes shall conform to the requirements and minimum standards of residential design except as specifically provided in this Section. TYPE OF STREET - CHAPTER 17.28 MINIMUM STANDARDS FOR COMMERCIAL /INDUSTRIAL SUBDIVISION DESIGN SECTION 17.28.020. PUBLIC RIGHTS -OF -WAY Rights -of -Way Width. -Street widths may vary according to function and traffic generated. The following minimum street widths for streets, as defined in the Tukwila Comprehensive Land Use Policy Plan, shall apply unless otherwise approved by the Department of Public Works and authorized by the City Council in approval of the Preliminary plat or by the Short Subdivision Committee in the case of Short plats or Binding Site Improvement Plans. RIGHT -OF -WAY PAVEMENT Collector 75' 60' Local Street 60' 48' Cul- Oe-Sec Noad+w 0 48' Turnaround 80' diameter 60' diameter Alley 20' 20' -22- • OBJECTIVE 1. VEGE- To the freeway motorist who only stays in Tukwila for the.few minutes it takes to traverse it, the forests which line the highway are a welcome and mellowing embrace. To the Tukwila residents, the trees and shrubs aid privacy and foster a feeling of low- density living. Hence, despite the "urbanness" of Tukwila, the character or image of the city is one of a unique blend of urban and rural values and amenities. While vegetation does indeed represent a natural amenity or aesthetic resource, it serves other purposes as well. For instance, vegetation reduces erosion and storm water runoff, produces oxygen, provides wildlife habitat, helps to stabilize steep slopes, • provides food in the form of agricultural crops, and diminishes noise. Policy 1. Maintain the wooded character of the steep slopes and upland plateau, and encourage the use of vegetationin slope stabili- zation. Most of the major wooded areas in the Tukwila vicinity are located primarily on the steep slopes bordering the valley and partially in the upland plateau. As far as the steep slopes are concerned, vegetation here helps to curtail erosion and surface water runoff while generally aiding the stability of the slopes. Policy 2. Encourage the use of live vegetation in development landscape plans. While artificial landscaping requires littlemainte- nance and can be easily removed and "replanted ", natural or live landscaping produces oxygen, provides wildlife habitat, reduces runoff, and provides diversity by changing colors with the seasons. Policy 3. Discourage disturbance of vegetation when not in conjunction with the actual development of the property. In some cases, land is cleared of vegetation before a building permit or rezone has been issued on the assumption that the permit or rezone can be obtained merely by applying for it. However, if the request is denied upon application, the land then lies vacant in a denuded condition and its future potential as marketable property is often damaged. 24 Policy 1. Discourage development on slopes in excess of 20 percent. All other environmental factors aside, a flat piece of land will accommodate the widest range of land uses. As the slope of the land parcel increases, however, the range of suitable land uses diminishes to a point where finally the slope is so steep that it is not suitable for any use. Generally it is not desireable to develop slopes of greater than 20 per- cent and according to city ordinances roads can not be con- structed with gradients in excess of 15 percent. Policy 2. Preserve the views of hillside residents. The Tukwila Hill boasts tremendous views and panora- mas. To the north are the Seattle nightlights, to the west colorful sunsets over McMicken Heights, to the south Mt. Rainier looming over the Green River Valley, and to the east the rugged Cascade Mountains. These views are extraordinary amenities which can be promoted and enhanced through planning and fore- sight. Policy 3. Preserve and promote the quality of natural landform. This policy pertains primarily to cuts, fills, and excavations in the upland areas. In many cases, hillside areas are significantly excavated to accommodate new development. This policy encourages the use of the landform as it lies rather than altering the landform to conform to the desired use. In addition, this policy discourages the leveling of localized knolls to fill in low spots or the bringing in of fill to level the area between knolls. Policy 4. Discourage filling, grading, or excavations of land when not in conjunction with actual development of the land. In many cases land is modified prior to the issuance of building permits for the proposed development. Many times this modification is so severe that it "commits" the land to a certain development. In effect, then, through the issuance of a grading permit the City has condoned the development pro- posal de facto. (This policy is not intended to apply to sur- charge fills on commercially or industrially zoned land in the valley since this action is inextricably tied and a necessary commencement to the actual development of the property.) 26 Mr. Phil Fraser, Senior Engineer Tukwila Public Works Department 6200 Southcenter Boulevard Tukwila, Washington 98188 Dear Mr. Fraser: 1. Peak Flow condition plus fireflow with new 8 inch dead end line to FH #2 in new proposed development. 2. Peak Flow condition plus fireflow with new 8 inch dead end line to FH #1 in new proposed development. 3. Peak Flow condition plus fireflow at FH #1, with new 8 inch line looped through new proposed development. Horton Dennis (? Associates, inc. Consulting Engineers August 29, 1989 SUBJECT: FIREFLOW ANALYSIS FOR TUKWILA JUNCTION HDA JOB 8466.00 At the request of Mr. Brad E. Decker of the Mustang Investment Group, we have completed the computer analyses of available fireflow at the proposed residential housing area located north of South 152nd Street and immediately west of 57th Avenue South in Tukwila. For each test, we have assumed a peak hourly background flow of 5,040 gpm for the Tukwila Water System. RESULTS OF COMPUTER SIMULATED FIREFLOWS ON TUKWILA WATER SYS. Test Condition Flow and Residual Pressures At Tukwila Junction Residential Housing Area (NODE 417) (NODE 417) Q =2200 gpm P =30.9 psi (NODE 416) 0 =2350 gpm P =30.0 psi (NODE 416) Q =3100 gpm P =30.2 psi At Top of N. Hill (NODE 46) 0 =30 gpm P =22.2 psi Q =30 gpm P =21.4 psi 0 =30 gpm P =27.8 psi 320 Second Avenue South, Kirkland, Washington 9803.3 -6687 • i'honc 822-2525 DLM:dlm vcc: Mr. Brad E. Decker 'fl.*1 fl Wa].w.cYY�hrw�rw.«v� -. It is clear that a new 8 inch dead end line would be more than adequate to • supply the required 1000 gpm and 30 psi residual at each hydrant. A loop is not necessary and proves to be of little or no advantage, unless a new source such as a reservoir is located on the west side of the system along Macadam Road near South 150th Street. The available fireflow at the proposed development with the proposed north hill reservoir and north hill pressure zone in place will depend upon the piping arangement and booster pumping station capacity actually constructed. If we can provide additional service, please let us know. Sincerely, HORTON DENNIS & ASSOCIATES, INC. P ';?//' ' Alan Meyers, P.E. Horton Dennis & Associates, Inc. • Consulting' htigineers • Kirkland, % c :shingtan HORTON DENNIS & ASSLIATES, INC. CONSULTING ENGINEERS 320 Second Ave. South Kirkland, WA 98033-6687 (206) 822-2525 HD JOB -- 7 - 17(A:101 h e 7/ OA/ lit '7/6•6 SHEET NO. OF CALCULATED BY -7)z_it7 DATE 8/7 /S:11_, CHECKED BY A in SCALE /V Lt: DATE i if. V. JUS;.. r:: ra. rs.�:xaw:ek:�uawo;.ul,a„w;w�+m r ',N �u��nr, �.^L t�M�v�nnw >xmm«,+.r�«.��+•m.m<.mw+n�.+:.. �ewv*xvu�rr,w:re.xwn x.,, rr.+ reanaw�ce ,....,n..•;m.....,, r _ • ESM inc. COMPUTATION SHEET A CIVIL ENGINEERING, LAND SURVEY, AND PROJECT MANAGEMENT CONSULTING FIRM 941 Powell Ave. SW. Suite 100 Renton Washington, 98055 (206) 228 -5628 JOB NO. 5 -u " - S DATE ., /i /B SHEET _L_ OF / JOB NAME kW Il u'Vc7 70 Al COMP. BY ceraril `�// OChw CHK. BY T� r7ylp#.a La Gy —7 /�ryli E/styrl. CONTENTS • ,. r .t•%r..rmct _ 130 ? ?AP,Ol l ,C I Dth 2 TUKWILA JUNCTION Preliminary Design HYDRAULIC STUDY OF DETENTION REQUIREMENTS COMPARISON OF R -1 12000 AND R -1 7200 DEVELOPED PLAT CONDITIONS • JOB NO. 96 - tl �- , DATE t JOB NAME Q / U 1 i� / 1 7 7/4/ V177an/ A CIVIL ENGINEERING, LAND SURVEY, AND PROJECT MANAGEMENT COMP. BY . Bra f CHK. BY CONSULTING FIRM (206) /' 941 Powell Ave. SW, Suite 100 Renton Washington, 98055 y / � dr _ • ( 218.5629 CONTENTS '[ !!! 4 9 Q/�ai ESM inc. COMPUTATION SHEET / rpo R -/ /Z R - 7Z oo - Z,verv act R-1 7zo 0 e-/ oc-r c acId c ya.nag , e)/I o ./-ire way 'area Zit/5 saz ›e'7 T frw //4 T■c77OJV #Y,O/eoL aaY , 3e zM,N• y Des 64 7 4,1a Sze / l a PO pased' p/a �h C2; � � ' he Co,Carin 7L/e , -/ /4 008 Zof7 /;:, • Ale Ili d: /PArk / /vle /had 6o :�s: /('G `£, /s C/14r/i /4drea /e irtrill. sai /s. rfn/ 5' Area ; 393 acres Waq 0,77 acres 7;724/ Go/ 4V a ; .316 a cres �,- Z ?;''3 asi' . 6 a/ Zaoo 3, 445 , 4-3. 6-60/ - Sc� r4ce Ob Howe /c4:. Ic ;.1 /*some. 7 faom&s Awl/ an kr5er,' /tsscir+.e 3 car lave, Z o ©o hcuse en ve lope- _is -40 7r car 9 4 va92. /5 30 = 9.90 Neuse 6Z t •Gat -; Zer 301 5ei-laack. /448 // l�7 en a/ _,Tm bay /t.&79 HIG�(.I 3/r7 (5 - /875 • /4 areq 3o X /E3 = 6 0). �f. —474a / /m prr✓iaxx s r,►,p, Arect _ SHEET Z OF to7u/iefileh75 7Zd ' /7/6 larger /075 cw%/ be cetr7P5 ftwidi 3L = 766 3; /'/ an d /J ��. , . Pr ,'re tail $c, JCICC. - 4 , r .01 "Tilia/ = 3668 7.. P' _r area = L4-j- ESM inc. COMPUTATION SHEET A CIVIL ENGINEERING, LAND SURVEY, AND PROIECT MANAGEMENT CONSULTING FIRM 941 Powell Ave. SW, Suite 100 Renton Washington, 90055 (206) 220 -5625 - .7.t7 4 2/ 2per ous Lo7 ,4re9 / 000 366e X // = 401348 5, JOB NO. 6 DATE '\•,/ / /�� SHEET OF JOB NAME T/IWIL4 �� ✓G(19C77Q/✓ COMP. BY ire✓!f Q . sX.hwQ1/ CHK. CONTENTS �9dro% Pie /,,y!. iie /irJ. X- 7Z - --�. d icerence � 7'1 sp. . e4/0- /7= * / 1,4. eonc/u,sioli: t si/1 c e 7 - 79 rer,Ce //I 44Xer7/iou_s 6 a rP .ce a rr izu ee r1 / -/ 7e_00 ab'Jd Q -/ /Zoo (dove /o,oed Safe) /s orv/ q s/, h7'iitc -eose. 0-71 4' - e/ 740 s2. 7 de fi'o n fr- ie do � /o >< ak 1 401 d6e /i e€QGUS e Cr die /ac4 S s` yn / /' C a yr /tic re &, e Pt) rune7 developed /4 carpp ar n9 /he d �rz'f Ticvela e' zonil) Coi7d . 747.0,73. fe 9i ne 7` i ■ ', eau /d ,f p, ovl°h >< /he . " X-/ 7Zcco r 1i,i 9 r27 i icrr.ase 71e ri for the 6, i Ire re:a/ rne,2fs ><or o/isVe q 41-0a /d L wo j ved. Th ca/culal4 -roves ama/ z,i✓19 i h� inCreaa. �n - +die' �a4z, ins rvic / /ire e W 1 ere ed 91:).5)/7 Tr12 CL.4 culxl7on af' 741)15 i.8 k dor►t.iHaJe• �Qc7ar c!{ ec1 *he' "he We, since e aiher cfrea 5ha l/ /7o7 be ahan 6d s�' n c/c a wtl . a2i h-f o- �/Q /a4ej,2 area and aromas a ,° / ep 0 /0 p�� f w, I 1 rema.r /1 n '�f,c "e-Al" 1 nq �fn fe• Woe. / r�Q / f 0e a t e'C ed and a y f u'a /d 6 eons der-a D I y /eS,� %/1 jvi YI , Ade , , oY! G /a y e. / e % e /Q every; �CerCe ' to 761Q !'L1r1077 Coe rci J /"G ker7 //I7i3 Qc a7: -1-n cone /u.s �e n /hesaCas.lecc la ho/1S la/c, .6/i& 4 uS--� 1e re fire rr ,i 7 1 - 7 r' 4'� 7177077 on sr*, a /►a7" c.,a rravv d 7 4,1 " - T i4/, /9 1;r2Sra,1 P /4r7 SHEE., NO. 10 KING COUNTY AREA, WASHINGTON ( DES MOINES QUADRANGLE) GEOTECH CONSULTANTS 13256 N.E. 20th St. (Northup Way), Suite 16 Bellevue, WA 98005 (206) 747 -5618 (206) 343 -7959 Mustang Investment Group P.O. Box 22669 . Seattle, Washington 98122 Attention: Brad E. Decker Gentlemen: All v+s-- .....wrs .r..*easssadMW.YE:vafRtf.MUiYfM.01.1 MnYUr.N..a.nnw Subject: Geotechnical Engineering Stud f Tukwila Junction Subdivision � betG ( �l Tukwila, Washington l� %g -1 -sw August 28, 1989 JN 89296 We are pleased to present this geotechnical engineering report for the proposed residential subdivision located south of the South 150th Street right -of -way and west of 57th Avenue South in Tukwila, Washington. The purpose of our work was to explore site conditions and provide earthwork and foundation design criteria. The work was authorized by your acceptance of our proposal, P -9026 dated March 7, 1989. The subsurface conditions of the proposed development site were explored with six test pits. We found the southern portion of the site to, be underlain at shallow depths by hard sandstone. The northern portion of the property is underlain by loose to dense silty sand with cobbles. In our opinion single family residential structures may be constructed using conventional spread footing foundations placed on the medium - dense to dense, native 'soils, or on the hard native sandstone, underlying the site. The on -site soils are sensitive and easily disturbed in the presence of excess moisture. The attached report contains a more detailed discussion of the study and recommendations. If there are any questions, or if we can be of further service, please contact us. Respectfully submitted, GEOTECH CONSULTANTS, INC. 1 4 1 . ames R. Finley, Jr. P.E. Principal SURFACE SUBSURFACE SITE CONDITIONS GEOTECHNICAL ENGINEERING STUDY PROPOSED TUKWILA JUNCTION SUBDIVISION TUKWILA, WASHINGTON This report represents the results of our geotechnical engineering study for the site of a proposed residential subdivision in Tukwila, Washington. The site is located south of the 150th Street right -of -way and west of 57th Avenue South. The general location of the site is illustrated on the Vicinity Map, Plate 1. Based on a preliminary plot plan furnished to us, we anticipate that the development will consist of seventeen single family residences and construction of South 150th Place to service the lots. Development of the property is in the planning stage and, therefore, plans were not available to us. The site plan given to us included the lot locations, and provided topographic information. . The proposed subdivision site is located several blocks north of the Southcenter Shopping center, and about two blocks east of Interstate 5, in Tukwila. The main body of the property is a rectangular shaped tract measuring approximately 390 feet by 340 feet. A smaller, rectangular "panhandle" measuring about 250 feet by 160 feet extends from the northeast corner of the larger body. The tract is situated on a west facing, gently sloping hillside. Two houses, one in the northeast corner of the main body and the other in the eastern portion of the "panhandle ", occupy the site. Except for the westernmost ninety to one hundred feet, which is wooded and densely overgrown with underbrush, the remainder of the property is well- maintained yard area associated with the two houses. The subsurface conditions were explored by six test pits at the approximate locations shown on the Test Pit Location GROUNDWATER Mustang Investment Group August 28, 1989 GEOTECH CONSULTANTS, INC. JN 89296 Page 2 Plan, Plate 2. The field exploration program was based upon the proposed construction, site topography, the required design criteria, subsurface conditions revealed during excavation, the scope of work outlined in our proposal, and time and budget constraints. The test pits were excavated on August 14, 1989 with a rubber - tired backhoe owned and operated by Evans Brothers Excavating. A geotechnical engineer from our staff observed the excavation process, logged the test pits, and obtained representative samples of the soils encountered. "Grab" samples of selected subsurface soils were collected from the backhoe bucket cuttings. The Test Pit Logs are attached to this report as Plates 3 through 6. The uppermost soil unit consists of loose to medium dense, brown, silty, fine -to- medium grained sand. This weathered topsoil unit was found to a depth two to six feet. In the northern portion of the site the topsoil is underlain by dense to very dense, brown silty, gravelly sand. The test pit in the northwest corner of the site encountered a four to five foot thick layer of dense, tan, clayey silt between the upper loose sand and the lower, dense sand unit. The topsoil in the southern part of the property is underlain, at a depth of three to five feet, by hard sandstone with ocassional granite boulder inclusions. The final logs represent our interpretations of the field logs and laboratory tests. . The stratification lines on the logs represent the approximate boundary between soil types. In actuality, the transition may be gradual. The relative densities and moisture descriptions indicated on the test pit logs are interpretative descriptions based on the conditions observed during the excavation. The logs should be reviewed for specific subsurface information at the locations tested. No groundwater seepage was observed in any of the test pits. It should be noted, however, that groundwater levels vary seasonally with rainfall and other factors. We anticipate that perched groundwater could be found between the near surface weathered soil and the underlying less permeable soils and rock in wet weather periods. GENERAL Mustang Investment Group August 28, 1989 CONCLUSIONS AND RECOMMENDATIONS The subsurface soil conditions were explored with six test pits in which we encountered dense, native soils and sandstone beneath two to six feet of loose to medium dense soil. In our professional opinion, based on a geotechnical engineering standpoint, the proposed single family houses may be constructed using conventional spread footing foundations placed on the medium dense to dense sandy soils or on the hard, native sandstone. Foundations placed on bedrock will require scarifying and ,removal of the fragments from the bearing surfaces. To reduce the risk of differential settlement we discourage placing a foundation for an individual structure on both the upper native soils and on the sandstone bedrock. Where possible, we recommend overexcavating to place the entire foundation system on the bedrock if a substantial portion of it is to be founded on the bedrock surface. We believe the hillside is stable and will remain so given adequate precautions during the earthwork and drainage phases of the proect. We point out that the on -site soils are generally moisture sensitive. Mass grading will be difficult in the wet season for this reason, and use of on -site soils for structural fill or for use as backfill will be difficult or impossible unless the soil can be areated to achieve the optimum moisture content. In the southern half of the property we encountered hard sandstone at shallow depths (three to four feet) and occasionally granite, boulders at the soil /sandstone contact. We anticipate that deep utilities in this portion of the site will encounter the sandstone and that it will become more competent with depth. Utility contractors should be aware that trenching may be increasingly difficuly with depth. FOUNDATIONS The proposed structures may be supported on conventional continuous and spread footings bearing on the dense native soils underlying the topsoil or on structural fill placed above competent native soils. Overexcavation of soil below the footing may be required on some lots depending on final site grades. Fill placed under footings should extend outwards from the edge of the footings at least a distance equal to the depth of fill underneath the footings. Exterior GEOTECH CONSULTANTS, INC. JN 89296 Page 3 Mustang Investment Group August 28, 1989 JN 89296 Page 4 footings should be bottomed at a minimum depth of twelve (12) inches below the lowest adjacent outside finish grade. Footings founded on competent native soils may be designed for an allowable soil bearing capacity of two thousand (2000) pounds per square foot (psf). Footings bearing on structural fill may also be designed for a bearing pressure of 2000 thousand (2000) psf. Continuous and individual spread footings should have minimum widths of twelve (12) and eighteen (18) inches, respectively. A one -third increase in the above bearing pressures may be used when considering short term wind or seismic loads. For the above design criteria, it is anticipated that total settlement of footings founded on competent, native soils or on structural fill will be about one -half inch, with differential settlement of less than one - half inch. Almost all settlement due to dead loads from the building structure should occur during construction. Lateral loads due to wind or seismic forces may be resisted by friction between the foundations and the bearing soils, or by passive earth pressure on the foundations. For the latter, the foundations must either be poured "neat" against the existing soil or the wall backfill must be compacted structural fill. A coefficient of friction of 0.40 may be used between the structural foundation concrete and the supporting subgrade. The passive resistance of undisturbed native soils and well compacted fill may be taken as equal to the pressure of a fluid having a density of three hundred (300) pounds per cubic foot (pcf). SLAB -ON -GRADE FLOORS Slab -on -grade floors may be supported on undisturbed competent native soils or on structural fill. The slab should also be provided with a minimum of four (4) inches of free draining sand or gravel. In areas where moisture is undesirable, a vapor barrier such as a 6 -mil plastic membrane should be placed beneath the slab. PERMANENT RETAINING AND FOUNDATION WALLS Retaining and foundation walls should be designed to resist lateral earth pressures imposed by the soils retained by these structures. The following recommendations are for walls less than twelve feet high which restrain level backfill. If higher walls are desired, or if the backfill is sloping GEOTECH CONSULTANTS, INC. Mustang Investment Group August 28, 1989 GEOTECH CONSULTANTS, INC. JN 89296 Page 5 uphill, then we will need to be given the wall dimensions and slope of the backfill in order to provide the appropriate design earth pressures. Walls restraining level backfill, that are designed to yield an amount equal to at least 0.002 times the wall height, can be designed to resist the lateral earth pressure imposed by an equivalent fluid with a unit weight of thirty -five (35) pounds per cubic foot (pcf). If walls are to be restrained at the top from free movement, a uniform force of one hundred (100) pounds per square foot (psf) should be added to the equivalent fluid pressure force. . For calculating the base resistance to sliding, we recommend using a passive pressure equivalent to that exerted by a fluid having a density of three hundred (300) pcf and a coefficient of friction of 0.40. These values assume that no hydrostatic pressures act behind the wall and that no surcharge slopes or loads will be placed above the walls. If these conditions exist, then those pressures should be added to the above lateral pressures. Retaining and foundation walls should be backfilled with compacted free - draining granular soils containing no organics. The wall backfill should contain no more than 5 percent silt or clay and no particles greater than four inches in diameter. The percentage of particles passing the No. 4 sieve should be between 25 and 70 percent. The purpose of the backfill requirements is to assure that the design criteria for the retaining wall is not exceeded because of a build -up of hydrostatic pressure behind the wall. Where the backfill is to support walks or other slabs, we recommend that the backfill consist of clean sand and gravel as this soil would be easier to compact in the excavation prism than siltier soils. Also, these soils will provide drainage behind the wall. The top foot to eighteen inches of the backfill should consist of a relatively impermeable soil or topsoil, or the surface should be paved. SITE DRAINAGE We recommend the use of footing drains at the base of all footings and earth retaining walls. Roof and surface water drains must be kept separate from the foundation drain system. The footing drains should be surrounded by at least six inches of one - inch -minus washed rock. The rock should be wrapped with non -woven geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar material). At the highest point, the perforated pipe invert should be at least as low as the bottom Mustang Investment Group August 28, 1989 EXCAVATIONS AND SLOPES GEOTECH CONSULTANTS, INC. JN 89296 Page 6 of the footing and /or crawl space and it should be sloped for drainage. A typical footing drain detail is attached to this report as Plate 8. The excavation and site should be graded so that surface water is directed off the site and away from the tops of slopes. Water should not be allowed to stand in any area where buildings, slabs, or pavements are to be constructed. Final site grading in areas adjacent to buildings should be sloped at least two percent away from the building, except where the area adjacent to the building is paved. No groundwater was observed during our field work. However, seepage into the planned excavation is possible, and if encountered, the water should be drained away from the site by use of drainage ditches, perforated pipe or French drains, or by pumping from sumps interconnected by shallow connector trenches at the bottom of the excavation. In no case should excavation slopes be steeper or greater than the limits specified in local, state, and national government safety regulations. Temporary cuts up to a height of four feet deep in unsaturated soils may be made vertical. For slopes having a height greater than four (4) feet, the cut should have an inclination no steeper than 1:1 (horizontal: vertical) in soils and 0.5:1 (H:V) in the competent sandstone rock, from the top of the slope to the bottom of the excavation. All permanent cut slopes into native dense soils should be inclined no steeper than 2:1 (H:V). Fill slopes should not exceed 2:1 (H:V). Water should not be allowed to flow uncontrolled over the top of any slope. Also, all permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve stability of the surficial layer of soil. PAVEMENT AREAS All pavement sections may be supported on native soils or structural fill, provided these soils can be compacted to 95 percent density and are stable at the time of construction. Structural fill and /or fabric may be needed to stabilize soft, wet or unstable areas. We recommend using Supac SNP, manufactured by Phillips Petroleum Company, or a non -woven Mustang Investment Group August 28, 1989 GEOTECH CONSULTANTS, INC. JN 89296 Page 7 fabric with equivalent'strength and permeability character- istics. In most instances, twelve (12) inches of granular structural fill will stabilize the subgrade except for very soft areas where additional fill could be required. The subgrade should be evaluated by Geotech Consultants, Inc. after the site is stripped and cut to grade. The upper twelve (12) inches of pavement subgrade should be compacted to at least 95 percent of the ASTM D- 1557 -78 maximum density. Below this level, a compactive effort of 90 percent would be adequate. All subgrade areas must also be in a stable, non - yielding condition prior to paving. We recommend that that the planned street improvement be provided with three (3) inches of AC over six (6) inches of CRB or four (4) inches of ATB. The pavement section recommendations and guidelines are based on our experience in the area and on what has been successful in similar situations. We can provide recommendations based on expected traffic loads and R value tests, if requested. Some maintenance and repair of limited areas can be expected. To provide for a design without the need for any repair would be uneconomical. We stress again, however, that the performance of site pavements is related to the strength and stability of the underlying subgrade. SITE PREPARATION AND GENERAL EARTHWORK We recommend that the building and pavement areas be stripped and cleared of all surface vegetation, all organic matter and any other deleterious material. Stripped materials should be removed from the site or, if desired, stockpiled for later use in landscaping. The stripped materials should not be mixed with any materials to be used as . structural fill. Structural fill is defined as any fill placed under buildings, pavements, walkways, or other areas where the underlying soils need to support loads. Geotech Consultants, Inc. should observe site conditions prior to fill placement. The surficial site soils are moisture - sensitive and can become soft when wet and disturbed. We recommend that, if possible, the site preparation and earthwork be performed in the normally dry season of the year when earthwork would generally be less expensive and require less effort. Structural fill under floor slabs and foundations should be placed in horizontal lifts and compacted to a density equal to or greater than 95 percent of the maximum dry density in accordance with ASTM Test Designation D- 1557 -78 (Modified Proctor). The fill materials should be placed at or near the Mustang Investment Group August 28, 1989 optimum moisture content. Fill under pavements and walks and behind retaining walls should also be placed in horizontal lifts and compacted to 90 percent of the maximum density except for the top twelve (12) inches which should be compacted to 95 percent of maximum density. The allowable thickness of the fill lift will depend on the material type, compaction equipment and the number of passes made to compact the lift. In no case should the lifts exceed twelve (12) inches in loose thickness. The on -site soils could be used as structural fill provided the grading operations are conducted during dry weather and when drying of the soils by aeration is possible. The on -site soils contain a significant amount of silt (18 to 22 percent) and thus are moisture sensitive. Grading operations will be difficult if the soil moisture exceeds the optimum moisture content. The optimum moisture content is that moisture content which results in the greatest compacted dry density. The moisture content of the on -site soils is very important and must be closely controlled during the filling and compaction process. The moisture content must be at or near the optimum moisture content as the on -site soils cannot be consistently compacted to the required density when the moisture is greater than optimum. If grading activities take place during wet weather, or when the soils are wet, site preparation costs may be higher because of delays due to rains and the potential need to import granular fill. Moisture sensitive soils will be susceptible to excessive softening and "pumping" from construction equipment traffic when the moisture content is greater than the optimum moisture content. During excessively dry weather such as may occur during the summer or early fall months, it may be necessary to add water to achieve optimum moisture content. Ideally, structural fill should consist of a granular soil having no more than 5 percent material passing the No. 200 'sieve. The percentage of particles passing the 200 sieve should be measured on that portion of the soil passing the three - quarter inch sieve. LIMITATIONS The analyses, conclusions and recommendations contained in the report are based on site conditions as they existed at the time of our exploration and assume that the soils encountered in the test pits are representative of the subsurface GEOTECH CONSULTANTS, INC. JN 89296 Page 8 Mustang Investment Group August 28, 1989 conditions of the site. If, during construction, subsurface conditions are found which are significantly different from those observed in the test pits, or assumed to exist in the excavations, we should be advised at once so that we can review these conditions and reconsider our recommendations where necessary. Unanticipated soil conditions are commonly encountered on construction sites and cannot be fully anticipated by merely taking soil samples in test pits. Such unexpected conditions frequently require that additional expenditures be made to attain a properly constructed project. It is recommended that the owner consider providing a contingency fund to accommodate such potential extra costs and risks. This report has been prepared for specific application to this project and for the exclusive use of the Mustang Investment Group and their representatives. Our recommendations and conclusions are based on the site materials observed, selective laboratory testing and engineering analyses. The conclusions and recommendations are professional opinions derived in accordance with current standards of practice within the scope of our services and within budget and time constraints. No warranty is expressed or implied. The scope of our services does not include services related to construction safety precautions and our recommendations are not intended to direct the contractor's methods, techniques, sequences or procedures, except as specifically described in our report for consideration in design. We recommend that this report, in its entirety, be included in the project contract documents for the information of the contractor. ADDITIONAL SERVICES It is recommended that Geotech Consultants, Inc. provide a general review of the geotechnical aspects of the final design and specifications to verify that the earthwork and foundation recommendations have been properly interpreted and implemented in the design and project specifications. It is also recommended that Geotech Consultants, Inc. be retained to provide geotechnical consultation, testing, and observation services during construction. This is to confirm that subsurface conditions are consistent with those indicated by our exploration, to evaluate whether earthwork and foundation construction activities comply with the intent of contract plans and specifications, and to provide recommendations for design changes in the event subsurface GEOTECH CONSULTANTS, INC. JN 89296 Page 9 nroMatmcnotto Mustang Investment Group August 28, 1989 Attachments DBG /JRF:cvb Plate 1 Plate 2 Plates 3 - 6 Plate 7 Plate 8 GEOTECH CONSULTANTS, INC. conditions differ from those anticipated prior to the start of construction. However, our work will not include supervision or direction of the actual work of the contractor, his employees or agents. Also, job and site safety, and dimensional measurements, will be the responsibility of the contractor. We recommend that a representative of our firm be present during placement of structural fill to observe the process and to conduct density tests in the fill. The following plates are attached and complete this report: Vicinity Map Test Pit Location Plan Test Pit Logs • Grain Size Analysis Footing Drain Detail Respectfully submitted, GEOTECH CONSULTAN , INC. a wsA.:4 Dennis B. Green Geotechnical Engineer Pro. y► ames R. Finley, Jr. P.E. Principal JN 89296 Page 10 GEOTECH CONSULTANTS jogir71111••••,5117=1.1.1111111.1111M1 I : VICINITY MAP TUKWILA JUNCTION SUBDIVISION TUKWILA, WASHINGTON I d " No.' I pop 89290 I AUGUST 1989 I N.T.B. I Piero : 1 I 3. 150TH STREET I\ 1 \ ' \ EXISTING PROPERLY UNE 1 ♦ , 15a 17 16 (OT \ 2p \ Y 1 \ ) \ S. 150TH PI.. I I 1 \ `\ 3 \ ' �TP-3 \ \t ' \ \ \ \ �a T \ \S 5 \ 4 1 I 1 \ I \ \ \1 \ ` uses o'�'cS� 0 10 15 I0 o • ( Uses 0 - 15 — • SM • SM SM • TEST PIT 1 Description Brown, silty SAND, fine to medium - grained, dry, loose to medium dense Some cobbles Becomes less weathered and moist Brown -gray, silty gravelly SAND, moist, very dense Test pit terminated at 9 feet below existing grade. No groundwater seepage encountered during excavation. No caving. • TEST PIT 2 Becomes Dense 'Tan SANDSTONE, hard Oescriplion Brown -tan, silty SAND, fine - grained, dry to moist, loose to medium dense Cobbles Devotion: Elevation: Test pit terminated at 6 feet below existing grade. No groundwater seepage encountered during excavation. No caving. TEST PIT LOGS TUKWILA JUNCTION SUBDIVISION TUKWILA, WASHINGTON Job WI I D' Lo yQN er 9296 I 8/14/89 I DBG 1 pow., 3 1 1:1:1: : TEST PIT 3 Description TEST PIT 4 Brown, silty, slightly gravelly SAND, very fine - grained, dry to moist, loose to medium dense Cobbles and boulders , (Occasional large boulders, 3'0) • Rock / Brown fractured, weathered SANDSTONE, with granite boulder inclusions Test pit terminated at 5 feet below existing grade. No groundwater seepage encountered during excavation. No caving. . 1 Brown, silty SAND, fine - grained, dry, loose to medium I dense,with weathered rock fragments Brown SANDSTONE with granite boulder inclusions, HARD Test pit terminated at 4 feet below existing grade. No groundwater seepage encountered during excavation. No caving. TEST PIT LOGS TUKWILA JUNCTION SUBDIVISION TUKWILA, WASHINGTON 1 89296 I a � • 8/14/89 "I'V' I '4 l 41141 + 96 1 O'''' 8/14/89 1 L.e/N sY t DBG /%.�• 1 1 5 o 4 uscs 0 10 15 :1:1: •S it • • ML • • • • • • • GEOTECH CONSULTANTS - y TEST PIT 5 Description Tan, clayey, gravelly sandy SILT, moist, dense Elevation Brown, very silty, slightly gravelly SAND, very fine - grained, dry, loose to medium dense Brown, silty, gravelly SAND, fine to coarse - grained,. moist to wet, dense Becomes less silty Test pit terminated at 14 feet below existing grade. No groundwater seepage encountered during excavation. No caving. TEST PIT LOG TUKWILA JUNCTION SUBDIVISION TUKWILA, WASHINGTON Brown, silty, slightly gravelly SAND, fine - :SM . grained, dry, loose to medium dense with weathered SANDSTONE fragments • Tan, silty, gravelly SAND, moist, dense ▪ SM Becomes very dense TEST PIT 6 Becomes gray -blue Description Elevation: Test pit terminated at 8 feet below existing grade. No groundwater seepage encountered during excavation. No caving. TEST PIT LOGS TUKWILA JUNCTION SUBDIVISION TUKWILA, WASHINGTON 1 19/96 i 8/14/891 L•N f + A 1 WASHED ROCK NONWOVEN GEOTEXT /LE FILTER FABRIC T /GHTL /NE ROOF DRA /N Do not connect to fooling drain. FREE -DRAIN/NO SAND /GRAVEL d" PERFORATED HARD PVC P /PE Invert al leas/ as /ow as looting and /or crow/ mace. Slope to droin. Place weepho/es downward. FOOTING DRAIN DETAIL TUKWILA JUNCTION SUBDIVISION TUKWILA, WASHINGTON 1 .�•1 Mr.+ Iva•: 89296 'AUGUST 19891 deNL N.T.S. 1 8 *OP- o CT CO OD 100 90 00 13 70 m to ZGO -I Z •< 40 m �s X 30 - 1 20 10 1 SIEVE ANALYSIS SIZE OF OPENING IN INCHES [ NUMBER OF MESH PER INCH US STD HYDROMETER ANALYSIS GRAIN SIZE IN MILLIMETERS 1 1 I L J 1_ J I I 1 1 1 1 1 1 I 11 I 0 pq 8 O (COBBLES a • W N 0 0 0 0 • w COARSE 0 GRAVEL Pao ♦ W FINE COARSE 0 - O O1 a O O O OS S O GRAIN SIZE IN MILLIMETERS 1 MEDIUM SAND lb W N FINE -g0 Q N Q Q OI ♦ W N W N C O O O 0 O - 0 0 8 0 0 0 0 OI w • W FINES 88 O O N 8 BORING/ TEST PIT n'-12 . 7/ 1 "--19 DEPTH 5 =c' SAMPLE MOISTURE KEY SYMBOL SOIL CLASSIFICATION 0 10 20 m 33 30 n 40 0 0 23 Cn 50 m CD 60 m TO _4 80 90 100 0 0 ?i'riY.+ {.`L,• ..f.,,7... §. T�Tq;> n :::r /`lY3ct?ap::;`^.`b i R!1: •',1 ?a.''::Fa 'c ion..♦ , _t_[:• aq• Frdt;:.. X..,.. t.... xc, ., =dF?3ur7:44y),,;..,c._wr. ..r :..l uy m -:1 ESM inc. 1A City of Tukwila Planning Department 6200 Southcenter Blvd. Tukwila, WA 98188 ET CUMMOCK Project Manager nll /bc13 941 Powell Avenue S.W. Suite 100 A CIVIL ENGINEERING, LAND SURVEY, AND PROJECT MANAGEMENT CONSULTING FIRM June 16, 1989 Job No. 366 -04 -891 Attn: Darren Wilson, Planner RE: Tukwila Junction Preliminary Plat (88 -1 -SUB) Dear Darren: If you have any questions, please feel free to call. Sincerely, ESM, INC. cc: Brad Decker, Mustang Investments Walt Schaefer, Starbow Builders c!nY'.J::vm+:xw na: nw. nv.,.........._—..... �._.�.�.......__........ex.taa'. I N 9 19'69 As discussed in a phone conversation with Vernon Umetsu on June 13, 1989, the letter sent to us by Vernon dated January 30, 1989, mentioned a June 30, 1989 deadline for submittal of the additional information required for the preliminary plat and rezone applications. As you are aware, the preliminary plat and rezone applications were subsequently separated and the rezone application has been completed and approved. Also, our firm is currently proceeding with the field topographic survey and preliminary design of the infrastructure to complete the requirements. However, due to the time it has taken to get the rezone application approved, it is not possible to complete the remaining requirements for preliminary plat submittal prior to June 30, 1989. Therefore, we formally request that the June 30, 1989 deadline be extended 120 days to allow adequate time for the remaining issues to be properly addressed. • Renton, Washington, 98055 • (206) 228 -5628 �;.kx3a'. �' .a: .,::.i ".G:c;.Lti.+ +:•sn::: i�: HEARING DATE: FILE NUMBER: APPLICANT: REQUEST: LOCATION: ACREAGE: COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: SEPA DETERMINATION: ATTACHMENTS: City of Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 STAFF REPORT to the Board of Architectural Review Prepared January 4, 1989 May 25, 1989 88 -6 -R Tukwila Junction EMS, INC. Rezone from R- 1.12.0 (single family) to R -1.7.2 (single family). 14915 - 57th Ave. S. A portion of Lots 19 and 20 of Brookvale Garden tracts, and Parcel B of Tukwila Short Plat 84- 20 -SS, in the NW quarter of Section 23, Township 23, Range 4, Tukwila, Washington.. 3.93 Low, Medium and High Density Residential R -1 -12.0 Single Family Residential Determination of Nonsignificance (EPIC- 10 -89) A. Plot Plan B. Zoning Map C. Comprehensive Plan Map D. Existing Land Use Map E. Area Lot Pattern • STAFF REPORT to the Planning Commission FINDINGS 1 VICINITY /SITE INFORMATION 6 -R: Tukwila Junction Page 2 1. Project Description: ESM proposes to rezone two lots with a total of 3.93 acres from R -1 -12.0 to R-1-7.2 (see Attachment A). This area could be subdivided into as many as 14 lots under existing zoning or 23 lots under the proposed zoning. These are maximum lots and do not reflect land area lost to roads. The applicant envisions a 14-lot subdivision. The existing site and applicant's conceptual subdivision is shown in Attachment A, while surrounding Comprehensive Plan designations, zoning and existing land use is shown in Attachments B through D. 2. Existing Development: There are two existing houses, one on each lot, with a temporary hauling road for a reservoir to South 150th Street. This is shown in Attachment A. 3. Surrounding Land Use: Area zoning and lot pattern is shown in Attachment B. Existing land use is shown in Attachment D. The neighborhoods to the north, west and east are zoned R -1 -7.2 and developed with single- family residences, while areas to the south are zoned R -2, R -3, and R -4 and developed with apartments. 4. Terrain: The rezone property is located on the western slope of Tukwila Hill. The steepest slope is approximately 25 -29% along the western property line. However, average slopes are relatively gentle at approximately 10 -15% (see Attachment A). 5. Access: The project is accessed via 57th Avenue South. Access to the interior Lot 20 is via a 20 -foot access easement (Attachment A). This is less than the minimum 40 -foot width required of a cul- de-sac road required to serve more than four residential lots. Subdivision of the interior parcel beyond four lots may be prohibited due to a lack of access, should Lot B owners refuse to grant additional easement width. This would not be a concern if both parcels were consolidated into one. Future site access along 57th Avenue is restricted by a 10 -foot wide road segment to the immediate south of the existing 20 -foot easement. Any widening of the easement will required improvements to 57th Avenue. 6. Vegetation: The proposed site is largely grassed, with one -third being treed. BACKGROUND REZONE CRITERIA • STAFF REPORT to the Planning Comm ZONING CODE REZONE CRITERIA Tukwila Junction Page 3 7. Utilities: There is an existing 8 inch water line,telephone line and gas line are available from 57th Avenue South. Storm drainage and sewer facilities are not currently available to the site. The City anticipates construction of area -wide storm drainage and sewer facilities through a local improvement district in approximately 1996 Subdivision based on R -1 -7.2 zone densities will require water, sewer, and storm drainage improvements at the developer's expense. Reimbursement through the normal L.I.D. financing process could be anticipated. Sewerage may be a difficult facility to privately install because it requires purchasing an easement across private property. 8. Public Facilities: The City is constructing a water reservoir and park to the immediate southeast (as shown on Attachment D). This park abuts a trail along 57th Avenue to the south In December 1988, ESM, Inc., requested a rezone and a subdivision of the subject property from R -1 -12.0 Single Family Residential to R -1 -7.2 Single Family Residential. Since that time the applicant has decided to withdraw application for a preliminary plat and only apply for the rezone. The applicant requests a rezone from R -1 -12.0 single family residential to R -1 -7.2 single family residential. This is consistent with the comprehensive land use plan map designation of low density residential for the site. Criteria are listed in bold. The Planning Commission and City Council shall be guided by the following criteria in granting a zoning map reclassification. 1. The use or change in zoning requested shall be in conformity with the adopted comprehensive land use policy plan, the provisions of this title and the public interest; The Comprehensive Land Use Policy Plan designates portions of the site low, medium and high density residential with special development considerations for steep slopes (see Attachment C). The site's primary designation is Medium Density Residential. STAFF REPORT ,.. Tukwila Junction to the Planning Commission Page 4 The proposed zoning is at the lowest end of the Medium Density Residential range (i.e., 6 -16 units per acre). The existing R -1 -12.0 zoning yields a maximum 3.63 units per acre while the proposed R -1 -7.2 zoning yields a maximum 6.05 units per acre. Provision for adequate access to interior Lot 20 should be established upon rezone, per: 1. Comprehensive Plan Transportation Policy 10: Encourage the construction of safe internal access roads in developments and other private easement roads, and 2. Subdivision Code design standard 17.24.040. This could be done by establishing a 40 -foot access right -of -way or consolidating both parcels into one lot. This proposed rezone is otherwise consistent with the Comprehensive Plan map. Special development considerations for steep slopes and providing needed utilities (Finding No. 6) will be addressed during the subdivision review process. 2. The use or change in zoning requested in the zoning map or this title for the establishment of commercial, industrial, or residential use shall be supported by an architectural site plan showing the proposed development and its relationship to surrounding area as set forth in application form; The applicant plans to subdivide the property in the near future, as shown in Attachment A. Attachments B, C, D and E show the subject proposal and relationship to the surrounding area. SUPPLEMENTAL STATE SUPREME COURT REZONE CRITERIA TO BE CONSIDERED 3. When the request is not in agreement with the comprehensive land use policy plan, the applicant shall provide evidence to the City Council's satisfaction that there is an additional need for the requested land classification. To respond to this criteria, obtain a comprehensive plan amendment application and submit in conjunction with Rezone Application; This criteria is not applicable since the proposal is in general agreement with the Comprehensive Land Use Policy Plan (see Criteria No. 1). STAFF REPORT 6-R: Tukwila Junction to the Planning Commission Page 5 4. Significant changes have occurred in the character, conditions or surrounding neighborhood that justify or otherwise substantiate the proposed rezone; The City is in the process of building a new water reservoir and planning for a sewer and storm drainage improvement district which will serve the immediate area. This could constitute an unanticipated change in development potential. Otherwise, development of property as zoned has occurred. General area development is not a changed condition since it was planned for by adoption of the zoning map. 5. The proposed rezone is in the best interest of the public health, safety, and welfare as compared to the hardship, such as diminution of property value, imposed on the individual property owner; This criteria focuses on down - zoning actions and is therefore not applicable to the proposed up- zoning. 6. The unimproved subject property is unsuitable for the purpose for which it has been zoned considered in the context of the length of time the property has remained unimproved and land development in the surrounding area; The current R -1 -12.0 zone reflects the minimum size for unsewered residential lots. It is thus not inappropriate since this site is now unsewered. This criteria has not been demonstrated since no evidence of active seller efforts or the development of lots with similar physical /service constraints has been provided. CONCLUSIONS 1. The proposed rezone is in the public interest since the requested zoning would be consistent with the Comprehensive Plan. 2. The request for R-1-7.2 zoning is consistent with the predominance of R- 1-7.2, zoning in the surrounding area. 3. The future subdivision of more than four lots will require an additional environmental checklist. 4. The proposed 7,200 square foot minimum lot size will be realized only with construction of sewers to the site. L.°.;zhracti la W.161.1tt1D4 STAFF REPORT to the Planning Commission n«w:.uwi: .le . r..2..•.w+m2 usaeavm m,711,wNWII7. 0.rn„m. ..A-R: Tukwila Junction Page 6 5. The proposal satisfies the criteria for a rezone except for Criteria 1 and 6. However, taken as a whole, the proposed rezone is justified subject to providing adequate access to interior Lot 20. 6. Overall, the Department concludes that the proposed rezone sufficiently satisfies rezone evaluation criteria and implements the intent of the Tukwila Comprehensive Plan to preserve single - family areas; and that there is sufficient provision for public and technical review to ensure a quality development in the future. RECOMMENDATIONS Staff recommends the applicant's request be approved for the rezone from R-1-12.0 to R-1-7.2 Single- Family Residential subject to the following condition: 1. Consolidate Lot 20 and Parcel B into one lot. Conditions should be completed and recorded with the King County Assessor within 120 days of rezone approval. Failure to comply with this condition as specified shall void the City rezone action, and zoning will revert to R -1 -12.0. b 6'55 _G — 7f' SD S . 150th St. INS? S70 RI MIL. - - n TO K 's I ' - tOISASCLKNT 51000 I DRAIN K1• i 8l•I1)S Lille ?two T PC-AN( NOTES 1. UTILITY LOCATIONS SHORN WERE OCTLRL'NED MOH AVAILABLE PUBLIC RECORDS. 2. 5' CONTOURS AN0 EX1511145 STRUCTURE LOCATIONS WERE DEIERLRNED FROM EXIST045 PUBLIC RECORDS - NOT • FIELD SURVEY. 3 ML %Tom *MIA 11.2I00' RRL K D•4010 10 INSTAL SUM DRAIN • WOMB, KRA 1[077171 TO K FROVUO n LID S1 •CIR Mf•WT10115 (ITT OF 'time, S RATER *•77171 TO K IbVCID 1T I)ISTRL 0 YIR RI STTN ARE S L Q11TIi PAMIUt1 RaTRRI S11I TD K 00031.11/0 KR KYIN0M 1 � LEGEND - ADJACENT TAX LOT PARCELS - W - - EXIST. WATER LINE - 55 - - EXIST. SANITARY SEINER LINE -5_ - 7ROIOKO S' (RRT0B11 - E015T. 51[5 LINE - 50 - - EXKT. STORM 011.101 LINE - 1 - - EXIST. TELEPHONE UNE - - EXIST. EASEMENT UNE l SCAB: 1• = 40' - AD rt: RD En m U C U) W 0 —J 3 W O m U) Sle Ma - GOO OM Om CITY OF TUKWILA CORPORATE LIMITS A PORTION OF THE N.R. 1/4 OF SECTION 23, TAP. 23 N., RGE. 4 E., A.M. I "No n. A -1 -12,0 A -1 -120 ( 3-17120 LEGAL DESCRIPTION PARCEL B. CITY OF TUKWILA SHORT PLAT NUMBER 04- 20 -55. RECORDED UNDER RECORDING NUMBER 0407190029. SAID SHORT PLAT BEING A SUBDIVISION OF A PORTION OF LOTS 19 ^110 20. 8R0010VALE GARDEN TRACTS. ACCORDING 10 THE PLAT THEREOF RECORDED 111 VOLUME 10 OF PLATS. PACE 47, 141 KING COUNTY, WASHINGTON. TOGETHER WITH THAT PORTION OF LOT 20 AND THE SOUTH B FEET OF LOT 79, OROOKVALE GARDEN TRACTS. ACCORDING TO THE PUT THEREOF RECORDED IN VOLUME 10 OF PLATS. PAGE 47. 114 KING COUNTY. wASHINOTON, 17140 WESTERLY OF THE WESTERLY BOUNDARY OF PARCELS A A90 B OF CITY OF TUKWILA SHORT PUT NUMBER 04- 20 -55. RECORDED UNDER RECORDING NUMBER 0407190479 LEGEND — ADJACENT TAX LOT PARCELS WITHIN 1000 FEET OF SITE — ZONING BOUNDARY LINE WNIRN IAA LOT PARCEL — 2OIIING BOUNDARY LINE ALONG IAA LOT PARCEL BOUNDARIES VICINITY MAP SCALE: I' = 200' t SA U c (f) 1.1.. 0 J 3 m 0 N W L LL U) U 1 nog 3 aQ Wa LOW DENSITY RESIDENTIAL CITY OF TIJKWILA BOUNDARY A PORTION OF THE N.W. 1/4 OF SECTION 23. TWP. 23 N.. RGE. 4 E., W.M. C 0 PIP R.0 iftruE t VC PioAt4 . . . LOW DEI4SITY i BESIDENTIAL PUBLIC FACILITIES MEDIUM DENSITY RESIDENTIAL t 7 : 1 1 LIIIII=191=1.1 - •• 1 l' ; I 1 . PARK, & OPEN SPACE is we me ale sq, i • V 1, ' , .' , • . . - 01 1■'' A. " " IS ,4' • ' -''. ■ L -, 1 . 4 .• i .. ... ,. 3/4 / .. .' . , Im HIGH DENSITY RESIDENTIAL AI % ii . : 744 .. • 10 1 I ll 1 \ 11 § " 4 111 , V %' 1 • • ' 18 6 / 44 . " lilt • i OFFICE I 3 -Ai: . illb l' S • %, ' ' . • i -.. ' • ' 1 •••••=1.7mi ..4 I, 1 / • • 44.- .., - \I I i :c . i. ,r. ■ , •- I —• 4.4. . 1." • HIGH DENSITY RESIDENTIAL ....' , ".,„ ■ 'T COMMERCIAL • ■ COMMERCIAL LEGAL DESCRIPTION PARCEL H. CITY Or 100001A SNORT PLAT r■LPARER 84-70-55. RECO9UE0 u/JOER RECOPDIAIG 141.748ER 8407190 'SAW S009T PLAT 011140 A 51.1110085KoT or A POPTIora nr tots 19 Ann 20. 8POCKVALE CAMDEN TRACTS. ACCOPORIG TO IRE PLAT THEREOr PECOPOEC 20 vOLuRE 10 or PLATS. PAGE 47. 171 01140 COUNTY. wASHINGTOTO TOGETHER voiTH 1001 PORT1O14 Or LOT 20 AND TNE SOUTH 8 FEET 101 19. BROCKVALE GARDEN TRACTS. ACCOR01/10 70 11.1t PLAT TwERice 0 E0080E0 IN VOLUME 10 OF PLATS. PAGE 47. iN 804 COUNT!. wA544i110TON. 112140 wESTEPLY Or TH1 0E141E847 1301040400 01 PAPCELS • 4.00 R 07 Cirr OF Pow,. 514ORT PLAT 141041141.8 84-20-SS. 77FCD8I.E0 LINDER P(CORDING NUMFTER 8407190929 MEDIUM DENSITY RESIDENTIAL LEGEND ••• ■•• • SCALE: l' = 200' SPECIAL DEVELOPMENT CONSIDERATIONS 0) C (f) LLI 0 _J 5 cp Er 1— U) 0 CITY Oi TUKWILA CORPORATE LIMITS A PORTION OF THE N.I. 1/4 OF SECTION 23. 23 N.. RGE. 4 E.. W.M. £'xis rtwc LAW) Use LEGEND VICINITY MAP 1• • r r SCALE: V = 200' LEGAL DESCRIPTION ARCEL 9. 010Y Or TUXWIU SHORT OUT NUMBER 9•- 20 -55. RECORDED U R NDER ECO/JOn10 NUMBER 6407190829. 58D SHORT PLAT BEING SUBO1ry0• Or A PORNON Op LOTS 19 8 V. 10 20. BRDONVE GARDEN RACTS. A ^CORDING TO THE UT fuEREOF RECORDED IN vOLUME 10 01 P UTS. PAGE 47. 111 RING COUNTY, WASHINGTON TOGE10(0 WITH THAT PORTION Or LOT 20 AND THE SOUTH 8 FEET OF L 50 9. BROORVBE GARDEN TRACTS. ACCORDING TO THE PUT 111ERECF ECORDED IN VOLUME 10 OF PUTS. PAGE 47. IN KING COUNTY. R Ow. 1051. WE5TER15 OF THE WESTERLY BOUNDARY OF PARCELS • R AND 8 or CITY OF TUKwIU SHORT PUT NUMBER 84- 20 -50. RECORDED u110ER RECORD/40 NUMBER 6407190829. — ADJACENT TAX LOT PARCELS YRIMIN 1000 FEET OF VIE - 2051140 BOUNDARY UNE *OMIN TAX LOT PARCEL 2011NG BOV00ARY LINE ALONG TAX LOT PARCEL BOUNDARIES /1/1 SIKCCC PAM. R - V,gCAN7 • • F017 0 c. 0.) C A3 G3 f 7,1 4,01•.• s•-• .,.• ;O 20 I 0 Lot It - 0 5A ,,r eg0 7‘5 s' I 00 A 9 0 '' .4 " -5 A • 0:7: ,s... 1 0 • 0 0 ‘41 ; Z L•c 0 l 5.5 W4T.1,22-/J w Lod :4 .5' ,B — , - 1 1. r-. - -1 ),.. ,) 9 ,, -;- __I \, .../ _ ,, b „[ 2 1" ( -0 itiG 1 .1. . . ,sl.- „ , -cc. 0 „ ,„ •k ',11 ' '''' ('`• 1 310i 54 ' 5 6 ., 7 1 • , , 1 AO° • S. 150TH ST 12 4 5 a 7 6 4 'J28 3 0• • • ....! •o I5+1.6 : Titoveril i.at4e ALEA ti porrrezei. I . .t.” :. 6 60 S. 149TH ST Nlu i 7 21 .1 ft; 8 70 zos 00 4 0 9 4 •) :1 • , 8 40 12 /1 "Sr POO 10 .4: SP 84-07-SS AF 8408210925 Lot 2 ,.4 ,trA. 39 4a3$5 $',S9 49 TU SP 83-17-55 38 4 0 .140 4o; 831? 210348 e c z az r ..: ! A 0, 1._ .` L 1 ao GCQruoaun traffic design 1022 Yale Avenue North Seattle, Washington 98109 April 7, 1989 ESM, Inc. 941 Powell Avenue•SW - Suite 100 Renton, WA. 98055 ATTN: Bret Cummock Dear Mr. Cummock: As transportation planning Subject: Traffic Impacts Associated with Proposed Plat of Tukwila Junction, Tukwila, WA. (88 -1 -SUB) (206) 340 - 0835 The purpose of this letter is to identify the traffic related impacts associated with the proposed Plat of Tukwila Junction. The information which follows should provide the City of Tukwila staff with the information necessary to complete the review of the project. Project Description The proposed project is for the development of a 17 lot plat on roughly 4 acres within the City of Tukwila. The plat is located on the west side of 57th Avenue S. at S. 150th Place. The site is currently occupied by two older residences. The existing zoning of the site is R -1 -12 which is proposed to be rezoned to R- 1 -7.2. Access to the plat would be from 57th Avenue S., with a future connection to the north from the interior of the plat. A vicinity map is shown on Figure 1. Existing Roadway Conditions The proposed plat will be served by a variety of residential streets prior to entering the arterial network. 57th Avenue S. is a local access street which will provide access to the plat. The roadway is approximately 22 feet in width between S. 144th Street and S. 147th Street with some areas widened out on the west side of the street to allow parking. The section of roadway south of S. 147th Street is approximately 28 feet wide with parking allowed on the west side of the street. Just south of the proposed plat access the roadway narrows roughly ten feet on the east side to accommodate access to a single - family residence. Jersey barrier has been 1. • L. ■• • installed along the narrowed section. Curb, gutter and sidewalk have been installed along the roadway. The roadway is fronted by single - family dwellings. 3. 144th Street is two -lane collector street fronted by single - family dwellings. The roadway is approximately 36 feet in width with curb, gutter, sidewalk and street lights. A centerline has been marked and on- street parking is allowed on both sides of the street. S. 144th Street crosses over I -5 and provides access to SR -99. 58th Avenue S.'62nd Avenue S. /S. 151st Street /65th Avenue S. is a meandering arterial roadway through the neighborhood which provides a connection to Southcenter Boulevard. The roadway is approximately 36 -40 feet in width with curb, gutter, and sidewalk. The roadway is characterized by both horizontal and vertical curves. The posted speed is 25 mph. An AM and PM peak hour traffic count was conducted at the intersection of S. 144th Street /57th Avenue S. for this study. The results of the counts show very light volumes of traffic at this intersection as was the case at other adjacent intersections which were visible during these same time periods. A summary of these counts has been attached. Based on the PM peak hour counts, it is estimated that the average daily traffic volume on S. 144th Street is in the range of 1800 vehicles per day. The average daily traffic volume on 57th Avenue S. is estimated to be in the range of 150 vehicles per day. Trip Generation /Distribution The development of the subject site will generate additional traffic onto the adjacent transportation system. The ITE Trip Generation Manual (published by the Institute of Transportation Engineers, 4th Edition, 1987) has been used to estimate the number of trips which can theoretically be expected to be generated by a development of this type. ITE Land Use Code 210 - Single Family Detached Housing, was chosen as the appropriate trip rate to be used for this development. The following table shows the number of trips expected to be generated by the development based on the number of lots. L. 1. L. t. ' TRIP GENERATION (17 LOTS) TIME PERIOD TOTAL TRIPS Dally 193 AM Peak Enter 4 Exit 12 Total 16 PM Peak Enter 13 Exit 7 Total 20 A review of the table indicates that the development of the site as single family dwellings will generate a very small amount of traffic. The traffic generated by the development of the site will be distributed onto the adjacent roadway system. It is reasonable to assume that most of the trips during the peak hours will be work - related and thus destined towards the regional transportation systems such as I -5 or I -405 via the adjacent local streets. Figure 2 shows the estimated trip distribution by percent and daily volume for the subject site It should be noted that these values are approximate and may vary from day to day depending on the needs and desires of the residents of the plat. It is expected that trips associated with the site will use S. 144th Street, 58th Avenue S. or 65th Avenue S. to reach the major arterials and access the regional transportation systems. Figure 3 shows the trip assignment on the adjacent street system during the AM and PM peak hours. It can be seen from Figure 3 the small number of trips which will impact any given roadway as a result of the small number of trips expected to be generated by the plat. Level of Service The intersection of 57th Avenue S. /S. 144th Street will be directly impacted by the proposed development with respect to level of service. Also, the City of Tukwila has indicated a concern with regards to the capacity of 57th Avenue South. The intersection is currently controlled by a stop sign for traffic in the north -south direction. "Level of service" is a common term used in the Traffic Engineering profession which is defined as a qualitative 1. L. :.��.. .. ......_ .. _.. .. .. _._ ,,.:..< ua.,, s•. i+ �,. ra .ra��n::<+c..xn.�::mcrtw+.�a.�r rMC:- c:w.brr.rw•:e,.: measure describing operational conditions within a traffic stream, and its perception by motorists and /or passengers. These conditions are usually described in terms of such factors as speed and travel time, freedom to maneuver, traffic interruptions, comfort and convenience, and safety. Six levels of service are designated, ranging from A to F, with level of service "A" representing the best operating conditions and level of service "F" the worst. The first step in the capacity analysis of an existing intersection id to manually count all of the traffic movements during the critical peak -hour period(s). A manual traffic count was conducted during the AM and PM peak hour at the intersection noted above. The intersection is then analyzed, taking into account all of the physical features and methods of traffic control. This process produces a rating for the intersection that defines a "level -of- service" for each vehicle. An expanded explanation of "level of service ", along with the tables which identify the criteria for analyzing unsignalized intersections, as presented in the Highway Capacity Manual, has been provided in the Appendix. The actual capacity of an intersection is generally considered to be at the lower end of level of service "E" and most agencies strive to maintain a roadway network that will not drop below this level of operation, except perhaps during unusual periods such as holiday shopping, sporting events, etc. The following shows the current levels of service. EXISTING PEAK HOUR LEVELS OF SERVICE RESERVE LOCATION PERIOD MOVEMENT LOS CAPACITY 57th Avenue S./ AM EB * - S. 144th Street WB * - NB A 953 SB A 913 * No left -turns recorded during the time period. The results of the analysis show that all of the movements 1•• are operating at level of service "A" during both the AM PM EB A 1085 WB A 1117 NB A 831 SB A 902 i L. L. and PM peak hour. Due to the low volume of traffic on both the main street and the side street, plenty of gaps are available which result in the high levels of service. The levels of service were reviewed again for future conditions (1991) upon completion of the plat. The base volumes at the intersection were increased by 10% per year to account for general background growth in the area. The trips from the proposed plat were then added into these volumes. (Future volume estimates have been attached.) The results of the capacity analyses with and without the project were as follows: TIME PERIOD AM PM FUTURE PEAK HOUR LEVELS OF SERVICE 57TH AVENUE S. /S. 144TH STREET* LEVEL OF SERVICE (R.C.) MOVEMENT BASE CONDITION W /PROJECT EB A (1140) A (1140) WB A (1138) A (1135) NB A (935) A (930) SB A (907) A (903) EB A (1061) A (1061) WB A (1100) A (1092) NB A (805) A (818) SB A (853) A (847) * Unsignalized levels of service shown for most critical movements. The results of the capacity analyses for the future levels of service are similar to the existing conditions, i.e., all of the movements will operate at levels of service "A ". The additional trips resulting from the development of the plat will create only a minor impact. OTHER CONCERNS The City of Tukwila staff has raised concerns with regards to the roadway capacity on 57th Avenue South, the narrow sections on 57th Avenue South, and the jersey barrier on 57th Avenue South. Typically, roadway capacity in an urban area is determined at intersections which are controlled by a stop sign or traffic signal. Two intersections along 57th Avenue South between the plat entrance and S. 144th Street are stop sign controlled, the first at S. 147th Street and the second at S. 144th Street. The intersection of S. 144th r Street /57th Avenue S. was analyzed above and found that all movements were at level of service "A ". It is believed that volumes at the S. 147th Street /57th Avenue S. intersection are lower and thus level of service "A" would also be present. Level of service on an urban roadway can also be measured in terms of the average travel speed. The rationale behind this measure is that the more congested a roadway is, the lower the travel speed will be. Since there is a very small amount of traffic on'57th Avenue South, operations on the roadway are virtually unimpeded. Traveling at the speed limit (25 mph) is possible and thus indicative of level of service "A ". A final comparison which could be made as to the capacity of the roadway is to calculate the service volume for a two -lane roadway along the uncontrolled sections taking into account such influences as the narrow lanes, the terrain, and directional split. Based on these considerations, a two -lane roadway such as 57th Avenue could handle over 1000 total vehicles in an hour. Although this volume of traffic would be undesirable on a residential street such as 57th Avenue South, it does provide a value for comparison purposes as to the existing roadway volumes and the potential capacity. As mentioned earlier, 57th Avenue S. is 22 to 28 feet in width between S. 144th Street and the plat entrance. Parking is restricted on at least one side of the street and occasionally on both sides. At its narrowest section, 57th Avenue S. is still able to accommodate one lane of traffic in each direction. Although the street width along 57th Avenue S. may be viewed as a substandard width, the narrowness of a street tends to discourage speeding, which can be a significant problem in some neighborhoods. Wider roadways tend to be viewed by motorists as arterials and therefore driven at a higher rate•of speed. A recent project in the Somerset area of Bellevue installed new channelization to narrow the travel lanes to eleven feet and installed curb extensions at multiple locations as well. The roadway had been constructed as a 36 foot wide street. As a result of the wide cross - section, motorists tended to drive the street as a major arterial with speeds in the 35 to 45 mph range. The narrowing of the roadway has assisted in lowering the speeds along the roadway. The final concern deals with the jersey barrier on the east side of 57th Avenue South. The barrier extends southward from roughly the plat entrance. The barrier has been installed along a narrow section of 57th Avenue S. to protect motorists from a steep drop -off into an adjacent driveway. The narrow section of roadway impacts a single - family residence and the future Tukwila reservoir. There is essentially nothing which can be done to change this situation without a significant impact to the single - family residence whose driveway is served by the narrow section and significant expenditure of funds. In any case, the proposed plat did not create this situation nor will it be impacting the situation. CONCLUSIONS /RECOMMENDATIONS The proposed Plat of Tukwila Junction will generate a small amount of traffic on both a daily and peak hour basis. The small number of trips generated by the plat will create a limited impact on the adjacent neighborhood streets. The roadways and intersections in the neighborhood are operating at good levels of service and will continue to do so upon completion of the project. The City of Tukwila has raised concerns with regards to the narrowness of 57th Avenue South. It is believed that the narrowness of the street is a positive trait of the street which should not be modified. The process of determining the impacts and appropriate mitigation for a project is always difficult. Determining whether or not a development should be responsible for certain improvements should be based on a demonstrated need, and, that the need is directly related to the proposed development. It appears from the results of the traffic analysis presented that the proposed development will not create direct off -site adverse impacts and therefore no mitigation is appropriate. We trust that the above information has adequately addressed the traffic impacts expected to be generated by the proposed plat. As always, if you should have any questions or need additional information, please feel free to contact our office. Sincerely, Geri Reinart, P.E. David I. Hamlin and Associates Attachments , alk, Ca!;..•••, a s:.cr::: t1: 1e: cX:: q•:.s:R-..:i.•- ,4•.ssq.,,,,•,,, ,.,._.••,,,, nofa,a, V..x. 4' ./ MI. 1 lu lli• 1 i1.11 .1 _ 1141. •1 ..1 141 11 0 1N1. • . 1... X1111111 CI Hill? NYWAY —.1.. a. 0 1 , ,. : . 7 000 1 ■ 11401.1 UEAIIIE•UCOMA ir lERNAIIONAI 1 '" i AMIOA (PORI OF SIAME) alb 1 L 1 • 111ML \'. 1 1m 11 •a. - 11 '(F•` - '� .1.1 : =pa PROJECT VICINITY MAP FIGURE 1 1 OHM MAWH 11.4641 t • SR -618 144TH ST. 67TH AVE. PROJECT SITE ESTIMATED TRIP DISTRIBUTION AND DAILY TRIP ASSIGNMENT FIGURE 2 , • • • . 144TH ST. 67TH AVE. S. PROJECT SITE XX - AM PEAK HOUR TRIPS (XX) - PM PEAK HOUR TRIPS ESTIMATED AM AND PM PEAK HOUR TRIP ASSIGNMENT FIGURE 3 LEVEL OF SERVICE (The following are excerpts from the 1985 Highway Capacity Ma nual _ Special Report 209.) The concept of level of service is defined as a qualitative measure describing operational conditions within a traffic stream, and their perception by motorists and /or passengers. A level -of- service definition generally describes these conditions in terms of such factors as speed and travel time, freedom to maneuver, traffic interruptions, comfort and convenience, and safety. Six levels of service are defined for each facility for which analysis procedures are available. They are given letter designations, from A to F, with level -of- service A representing the best operating conditions and level -of- service F the worst. 1. Level -of- service definitions - In general, the various levels of service are defined as follows for uninterrupted flow facilities: - Level -of- service A represents free flow. Individual users are virtually unaffected by the presence of others in the traffic stream. Freedom to select desired speeds and to maneuver within the traffic stream is extremely high. The general level of comfort and convenience provided to the motorist, passenger, and pedestrian •is excellent. - Level -of- service B is in the range of stable flow, but the presence of other users in the traffic stream begins to be noticeable. Freedom to select desired speeds is relatively unaffected, but there is a slight decline in the freedom to maneuver within the traffic stream from level of service A. The level of comfort and convenience provided is somewhat less than at level of service A, because the presence of others in the traffic stream begins to affect individual behavior. - Level -of- service C is in the range of stable flow, but marks the beginning of the range of flow in which the operation of individual users becomes significantly affected by the interactions with others in the traffic stream. The selection of speed is now affected by the presence of others, and maneuvering within the traffic stream requires substantial vigilance on the part of the user. The general level of comfort and convenience declines noticeably at this level. - Level -of- service D represents high- density, but stable, flow. Speed and freedom to maneuver are severely restricted, and the driver or pedestrian experiences a generally poor level of comfort and convenience. Small increases in traffic flow will generally cause operational problems at this level. - Level -of- service E represents operating conditions at or near the capacity level. All speeds are reduced to a low, but relatively uniform value. Freedom to maneuver within the traffic stream is extremely difficult, and it is generally accomplished by forcing a vehicle or pedestrian to "give way" to accommodate such maneuvers. Comfort and convenience levels are extremely poor, and driver or pedestrian frustration is generally high. Operations at this level are usually unstable, because small increases in flow or minor perturbations within the traffic stream will cause breakdowns. - Level -of- service F is used to define forced or breakdown flow. This conditions exists whenever the amount of traffic approaching a point exceeds the amount which can traverse the point. Queues form behind such locations. Operations within the queue are characterized by stop- and -go waves, and they are extremely unstable. Vehicles may progress at reasonable speeds for several hundred feet or more, then be required to stop in a cyclic fashion. Level -of- service F is used to describe the operating conditions within the queue, as well as the point of the breakdown. It should be noted, however, that in many cases operating conditions of vehicles or pedestrians discharged from the queue may be quite good. Nevertheless, it is the point at which arrival flow exceeds discharge flow which causes the queue to form, and the level -of- service F is an appropriate designation for such points. These definitions are general and conceptual in nature, and they apply primarily to uninterrupted flow. Levels of service for interrupted flow facilities vary widely in terms of both the user's perception of service quality and the operational variables used to describe them. For each type of facility, levels of service are defined based on one or more operational parameters which best describe operating quality for the subject facility type. While the concept of level of service attempts to address a wide range of operating conditions, limitations on data collection and availability make it impractical to treat the full range of operational parameters for every type of facility. The parameters selected to define levels of service for each facility type are called "measures of effectiveness," and represent those available measures that best describe the quality of operation on the subject :e >urriwKBnu i1Y:'IY.Y:t:,w: e s'.y , :,n,nrax: , facility type. Each level of service represents a range of conditions, as defined by a range in the parameters given. Thus, a level of service is not a discrete condition, but rather a range of conditions for which boundaries are established. The following tables describe level of service for signalized and unsignalized intersections. Level of service for signalized intersections is defined in terms of delay . Delay is a measure of driver discomfort, frustration, fuel consumption, and lost travel time. Specifically, level -of- service criteria are stated in terms of the average stopped delay per vehicle for a 15- minute analysis period. Level of service for unsignalized intersections is measured in terms of unused, or reserve capacity of the lane in question. SIGNALIZED INTERSECTIONS - LEVEL OF SERVICE Stopped Delay Per Level Of Service Vehicle (sec) A less than 5.1 B 5.1 to 15.0 C 15.1 to 25.0 D 25.1 to 40.0 E 40.1 to 60.0 F greater than 60.0 UNSIGNALIZED INTERSECTIONS - LEVEL OF SERVICE Reserve Expected Delay to Level Of Service Capacity Minor Street Traffic A 400+ Li the or no eelay. B 300 -399 Short traffic delay. C 200 -299 Average traffic delay. D 100 -199 Long traffic delays. E 0 -99 Very long traffic delays. F <0 The level of service for a four -way stop controlled intersection is not as well- defined as other forms of control. The following three tables show the capacity for a four -way stop and approximate level of service "C" volumes for four -way stop - controlled intersections. APPROXIMATE LEVEL -OF- SERVICE C SERVICE VOLUMES FOR FOUR -WAY STOP- CONTROLLED INTERSECTIONS DEMAND SPLIT 50/50 55/45 60/40 65/35 70/30 V . CAPACITY OF TWO-BY-TWO LANE FOUR -WAY STOP - CONTROLLED INTERSECTION FOR VARIOUS DEMAND SPLITS DEMAND SPLIT CAPACITY (VPH)* 50/50 • 1900 55/45 1800 60/40 1700 65/35 1600 70/30 1500 * Total Capacity, All Legs CAPACITY OF FOUR -WAY STOP- CONTROLLED INTERSECTIONS WITH 50/50 DEMAND SPLIT FOR VARIOUS APPROACH WIDTHS INTERSECTION TYPE CAPACITY (VPH)* 2 -lane by 2 -lane 1900 2 -lane by 4 -lane 2800 4 -lane by 4 -lane 3600 * Total Capacity, All Legs 2 BY 2 1200 1140 1080 1010 960 LOS C SERVICE VOLUME, VPH NUMBER OF LANES 2 BY 4 1800 1720 1660 1630 1610 4 BY 4 2200 2070 1970 1880 1820 :: a W Z RA PEAK HOUR 1- ti PM PEAK HOUR S. 144TH STREET 9 44 4 41 41 ST 9O 48 42 0. - ►49 4 W h S. 144TH STREET ts 174 194E- 1 COUNT DATE: APRIL 4. 1199 (PM) APRIL S. 1999 (M) =T N 11 $16 5 7O 61 1 4 2 +1 4 1 lO $14 96 N -4.64 fi 166 EXISTING PEAK HOUR TRAFFIC VOLUMES S. 144TH STREET/57TH AVENUE S. _.......... u.... ewew�w. w. w�h.+ ��wv:+s �xtl�..e��•h4�YrGaJ;£m)iL'rV%: RC�wM�J.`Y�ij1' lOrt 5f:.d9.7X41401 b:4Y.'L.YL�4F4^1 4 W t13 Z W RM PEAK HOUR ti S. 144TH STREET 7 22 ss.-- 3 PM PEAK HOUR 1.. S3 s1 4 1 ' 37 • 14 S. 144TH STREET 12 7 +a 126.4 2 6 H 211 .s 74 =13 t2 2 IS s. 2 32 .■. 112 --.6. N 6 2.3 2 32 7 l 13 �2. 1991 ESTIMPTED PEAK HOUR TRAFFIC VOLUMES — BASE CONDITIONS S. 144TH STREET/57TH AVENUE S. AM PERK HOUR PM PEAK HOUR S. 144TH STREET S. 144TH STREET N • 214 x ti 3 s4 S3 117 2 4 —►84 3.4.4 4 29 12 73 a 127 122 19 2 127�- 6 11s 129 87 T4 11 22 * 7 4 41.440.4 19 1 29 139 N —►81 N 219 1991 ESTIMATED PEAK HOUR TRAFFIC VOLUMES — WITH PROJECT S. 144TH STREET /57TH AVENUE S. 'INTERSECTION : S. 144TH STREET @ ‘ S. 144TH STREET 8 IC G � � ' 57TH AVENUE S. @ 57TH AVENUE S. 5+ 9 4 4\ S{ •/ .51 t l' n � V Q WEEKDAY AM PEAK 1989 CBD ?N S UNSIGNALIZED - MAJOR STREET RUNS EAST / WEST WB RESERVE CAPACITY - -- LEVEL OF SERVICE NB RESERVE CAPACITY 953 LEVEL OF SERVICE A SB RESERVE CAPACITY 913 LEVEL OF SERVICE A MAJOR STREET - EB /WB 4/5/1989 XAS144 INTERSECTION : 'S. 144TH STREET C+ S. 144TH STREET @ 57TH AVENUE S. 2 • 57TH AVENUE S. . _.__...._.......,... u...,..,. �vn�. o. kr., ,..:.,un�ss�,.•u.M++wa+�vn.»_+�a ssrcara�e�, enwrtc�r .t.»:r..�w».�n..n�.r >.... .._ DAVID I. HAMLIN & ASSOCIATES PLLAT OF TUKWILA JUNCTIOL WEEKDAY AM PEAK 1989 CBD ?N UNSIGNALIZED - MAJOR STREET RUNS EAST / WEST EB -4 0 N 0 0 0.90 0 • N 0.0 WB 4 0 N 0 0 0.90 0 N 0.0 NB 0 0 N 0 0 0.90 0 N 0.0 SB 0 0 N 0 0 0.90 0 N 0.0 EB 0 42 1 LTR 1 16.0 WB 0 41 0 LTR 1 16.0 NB 2 3 6 LTR 1 11.0 SB 1 2 1 LTR 1 11.0 4/5/1989 XAS144 T R A F F I C & R O A D W A Y C O N D I T I O N S GRADE HV ADJ. PKG LN. BUSES CONF. PEDS PED BUTTON ARR APP (7.) (7.) Y/N Nm (Nb) PHF (p.ds /hr) Y/N SEC TYPE 3 3 G E O M E T R I C S / VOLUMES LANE GROUPS VOLUME 1 2 3 APP LT TH RT MVM LNS WD MVM LNS WD MVM LNS WD INTERSECTION : S. 144TH STREET C S. 144TH STREET 9 57TH AVENUE S. 9 57TH AVENUE S. WEEKDAY PM PEAK 1989 CBD7N UNSIGNALIZED - MAJOR STREET RUNS EAST / WEST U N S I G N A L I Z E D C R I T I C A L GAPS APP EB WB NB SB INN APP EB WB NB SB MAJOR CRITICAL GAPS (SEC) APP LEFT TURN THROUGH RIGHT TURN EB 5.00 WR 5.00 LANE 1 L T R RESERVE CAPACITY 1085 LEVEL OF SERVICE A RESERVE CAPACITY 1117 LEVEL OF SERVICE A RESERVE CAPACITY 831 LEVEL OF SERVICE A RESERVE CAPACITY 902 LEVEL OF SERVICE A STREET - EB /WB ... •�.•na.�a.bL'cir.::.1': NJ"i.�'Tt:i✓ -F. tr, �.^Aq .u.tin. Krzv «.- ...- .........�.... .. DAVID I. HAMLIN & ASSOCIATES 4/5/1989 PLLAT OF TUKWILA JUNCTIOP, XPS144 NB 6.50 6.00 5.50 SB 6.50 6.00 5.50 V O L U M E A L L D C A T I O N T O L A N E S LANE 2 LANE 3 L T R L T R 61 4 0 0 0 0 0 0 96 1 0 0 0 0 0 0 1 1 0 0 0 0 0 0 1 6 0 0 0 0 0 0 U N S I G N A L I Z E D LANE 1 LANE 2 LANE 3 S , `4at j 5 1 4 "' Pbzi e- / S. .INTERSECTION S. 144TH STREET B S. 144TH STREET @ 57TH AVENUE S. @ 57TH AVENUE S. WEEKDAY PM PEAK 1989 UNSIGNALIZED - MAJOR STREET RUNS EAST / WEST EB 5 61 4 LTR 1 16.0 WB 5 96 1 LTR 1 16.0 NB 2 1 1 LTR 1 11.0 S5 2 1 6 LTR 1 11.0 �vC+ �wvw�Om�vv�r r't �M1M: rntrenw.// �1�w. rn'v.nu��o+'�evevrirmYtVa`�' -� ' �'lXN�Ya �r'/ t' A7. JNIC. iA'l �.m�vxK�!w�w.�._.•�v- +...«.�.�_ ..._.._. �.. _..- ....- ._��..- w.+.w��✓ }} DAVID I. HAMLIN & ASSOCIATES 4/5/1989 PLLAT OF TUKWILA JUNCTION T R A F F I C & R O A D W A Y C O N D I T I O N S GRADE HV ADJ. PKG LN. BUSES CONF. REDS PED BUTTON ARR APP (7.) (7.) Y/N Nm (Nb) PHF (pads /hr) Y/N SEC TYPE CBD ?N XPS144 EB -4 0 N 0 0 0.90 0 N 0.0 _ WB 4 0 N 4 0 0.90 0 N O.0 NB 0 0 N 0 0 0.90 0 N 0.0 3 SB 0 0 N 0 0 0.90 0 N 0.0 G E O M E T R I C S / VOLUMES LANE GROUPS VOLUME 1 2 .3 APP LT TH RT MVM LNS WD MVM LNS WD MVM LNS WD J INTERSECTION : 'S. 144TH STREET @ S. 144TH STREET @ 57TH AVENUE S. @ 57TH AVENUE S. U N S I G N A L I Z E D APP EB WB NB SB APP MAP OMA■ EB WB NB SB APF EB WB NB 55 MAJOR STREET - EB /WB DAVID I. HAMLIN & ASSOCIATES PLLAT OF TUKWILA JUNCTIOF CBD ?N C R I T I C A L GAPS CRITICAL GAPS (SEC) - ---- ANDAMAINAMMAM LEFT TURN THROUGH RIGHT TURN 5. 00 5.00 6.50 6.50 LANE 1 L T R am Am 6.00 6.00 V O L U M E A L L O C A T I O N LANE 2 L T 1 51 1 0 0 0 0 0 0 1 50 1 0 0 0 0 0 0 3 4 7 0 0 0 0 0 0 2 3 2 0 0 0 0 0 0 U N S I G N A L I Z E D RESERVE CAPACITY 1140 LEVEL OF SERVICE A RESERVE CAPACITY 1138 LEVEL OF SERVICE A RESERVE CAPACITY LEVEL OF SERVICE RESERVE CAPACITY LEVEL OF SERVICE 5.50 5.50 T O LANES LANE 3 R L T R LANE 1 LANE 2 LANE 3 935 A 907 A AMP •MAMIA ND MID MD QM MD 4/5/1989 FAS144 melt AM Fao Aub `�' r bo_So. coo ems. X44 *`' c j s ■VQ . S , ND AM OVAMM AIIMMED MD MMONDMID APP LT TH RT MVM LNS WD MVM LNS WD MVM LNS WD EB 1 51 1 LTR 1 16.0 WB 1 50 1 LTR 1 16.0 NB 3 4 7 LTR 1 11.0 SB 2 3 2 LTR 1 11.0 DAVID I. HAMLIN & ASSOCIATES 4/5/1989 PLLAT OF TUKWILA JUNCTIOIL. FAS144 ■■■■■■■■■■■ ••••■11/1•14■■ INTERSECTION : 'S. 144TH STREET @ S. 144TH STREET @ 57TH AVENUE S. @ 57TH AVENUE S. WEEKDAY PM PEAK UNSIGNALIZED - MAJOR STREET RUNS EAST / WEST UNSIGNALIZED EB WB NB SB APF' ■••••■ NOM ES WS NB SB APP ■••=1 APP •01111.111= =MO NB SB MAJOR LEFT TURN THROUGH RIGHT TURN VOLUME ALLOCATION LANE 1 L T R 74 116 5.00 5.00 6.50 6.50 EB RESERVE CAPACITY LEVEL OF SERVICE WB RESERVE CAPACITY LEVEL OF SERVICE RESERVE CAPACITY LEVEL OF SERVICE RESERVE CAPACITY LEVEL OF SERVICE STREET - EB/WB DAVID I. HAMLIN & ASSOCIATES 4/5/1989 PLAT OF TUKWILA JUNCTIOK FPS144 a'PO c)Ct\ flgalIL:t\XO.Ar co Ira-I:hi 1991 CBD?N \LVIrj0‘ /S•1 NJ EL . S CRITICAL GAPS CRITICAL GAPS (SEC)---- ~0.110•IM ell■••■••••• 6.00 6 .00 LANE 2 L T UNSIGNALIZED 1061 A 1100 A 805 A 853 A •••■•••■■■■••■■••••• 5.50 TO LANES LANE 3 R L T R O 0 0 0 0 0 O 0 0 0 0 0 O 0 0 0 0 0 O 0 0 0 0 0 LANE 1 LANE 2 LANE 3 M..11.■•••••■••■/••■ 1M, INNO■•••■•••■ 411=••• IMO OPENIIM=Me •••■•• 11111.1••■■ DAVID I. HAMLIN & ASSOC/ATF5 .INTERSECTION S. 144TH STREET e S. 144TH STREET e 57TH AVENUE S. e 57TH AVENUE S. WEEKDAY PM PEAK 1991 CBD?N UNSIGNALIZED — MAJOR STREET RUNS EAST / WEST TRAFFIC & ROADWAY CONDITIONS GRADE HV ADJ. PKG LN. BUSES CONF. REDS PED BUTTON APP (Y.) (%) Y/N Nm (Nb) PHF (peds/hr) Y/N SEC ■MOWIM aml.■8=MM■ ■■■ EB —4 0 N 0 0 0.90 0 N 0.0 WB 4 0 N .0 0 0.90 0 N 0.0 NB 0 0 N 0 0 0.90 0 N 0.0 SR 0 0 N 0 0 0.90 0 N 0.0 GEOMETRICS / VOLUMES LANE GROUPS VOLUME 1 2 3 APP LT TH RT MVM LNS WD MVM LNS WD MVM LNS WD EB 6 74 5 LTR 1 16.0 WB 6 116 2 LTR 1 16.0 NB 3 2 4. -, .c. LTR 1 11.0 SB 3 2 7 LTR 1 11.0 4/5/1989 PLAT OF TUKWILA JUNCTION FPS144 • ARR TYPE am. Wm* ow. •■ r ,INTERSECTION : 1 S. 144TH STREET @ S. 144TH STREET @ 57TH AVENUE S. @ 57TH AVENUE S. WEEKDAY AM PEAK 1991 UNSIGNALIZED - MAJOR STREET RUNS EAST / WEST i V II : U N S I G N A L I Z E D C R I T I C A L APP EB WB NB SB APP APP EB WB NB SB 5.00 5.00 6.50 6.50 V O L U M E A L L O C A T I O N LANE 1 L T R 1 51 2 2 50 1 5 4 11 2 3 2 LEVEL OF SERVICE WB NB RESERVE CAPACITY LEVEL OF SERVICE Ii SB RESERVE CAPACITY • .MAJOR STREET - EB /WE CRITICAL GAPS • (SEC) LEFT TURN . THROUGH RIGHT TURN LEVEL OF SERVICE LEVEL OF SERVICE DAVID I. HAMLIN & ASSOCIATES 4/6/1989 PLLAT OF TUKWIIA JUNCTION - DAS144 0 0 0 6.00 6.00 LANE 2 L T A A A A 0 0 0 EB RESERVE CAPACITY 1140 RESERVE CAPACITY 1135 930 903 0 0 0 U N S I G N A L I Z E D LANE 1 LANE 2 LANE 3 IMP OM .11Mt "'t fl-rcptec CBD ^N S` q }‘■ Sk f 51 GAPS 5.50 5.50 T O L A N E S LANE 3 • R L T R 0 0 0 0 0 0 MIN OM 111=11 0 0 0 • PLLAT OF TUKWILA JUNCTIO DAS144 ,. INTERSECTION : S. 144TH STREET @ S. 144TH STREET @ 57TH AVENUE S. 8 57TH AVENUE S. WEEKDAY AM PEAK 1991 UNSIGNALIZED - MAJOR STREET RUNS EAST / WEST T R A F F I C & R O A D W A Y C O N D I T I O N S GRADE HV ADJ. PKG LN. BUSES CONF. PEDS PED BUTTON ARR APP (7.) (7.) Y/N Nm (Nb) PHF (pals /hr) Y/N SEC TYPE MIMI/Mb NM u :MJfi <fC . 150IS•7.'iaeigaloM MSTr /tR + '.r!iN.V .:4M+1cntaIr.Z"n wamm X71417 u01■4w1. APP EB WB NB SB DAVID I. HAMLIN & ASSOCIATES 4/6/1989 EB -4 0 N 0 0 0690 0 N 0.0 WB 4 0 N .0 0 0.90 0 N 0.0 • NB 0 0 N 0 0 0.90 0 N 0.0 SB 0 0 N 0 0 0.90 0 N 0.0 G E O M E T R I C S / VOLUMES LANE GROUPS VOLUME 1 2 3 LT TH RT MVM LNS WD MVM LNS WD -MVM LNS WD 51 2 LTR 1 16.0 50 1 LTR 1 16.0 4 11 LTR 1 11.0 3 2 LTR 1 11.0 CBD ?N uwradv EB WB APP EB WB NB SB APP EB WB NB SB 5.00 5 .00 RESERVE CAPACITY 1061 LEVEL OF SERVICE A RESERVE CAPACITY 1091 LEVEL OF SERVICE A RESERVE CAPACITY 818 LEVEL OF SERVICE A RESERVE CAPACITY 847 LEVEL OF SERVICE A MAJOR STREET - EB /WB DAVID I. HAMLIN & ASSOCIATES 4/6/1989 r.` PLAT OF TUKWILA JUNCTION DPS144 ,INTERSECTION : S. 144TH STREET @ oCil pr1-.1104RONaAAA7 S. 144TH STREET @ 57TH AVENUE S. @ )( � o O 57TH AVENUE S. WEEKDAY PM PEAK 1991 CBD ^N S \4 ,". St. / 5 - 1 - 44 P1/4\ e • UNSIGNALIZED 1 S , - MAJOR STREET RUNS EAST / WEST U N S I G N A L I Z E D C R I T I C A L GAPS CRITICAL GAPS (SEC) APP LEFT TURN • THROUGH RIGHT TURN NB 6.50 6.00 5.50 SB 6.50 6.00 5.50 V O L U M E A L L O C A T I O N T O L A N E S LANE 1 LANE 2 LANE 3 L T R L T R L T R 6 74 7 0 0 0 0 0 0 11 116 2 0 0 0 0 0 0 4 2 4 0 0 0 0 0 0 3 2 7 0 0 0 0 0 0 U N S I G N A L I Z E D LANE 1 - LANE 2 LANE 3 DAVID I. HAMLIN & ASSOCIATES PLAT OF TUKWILA JUNCTIOL INTERSECTION s S. 144TH STREET Q! S. 144TH STREET @ 57TH AVENUE S. @ 57TH AVENUES. WEEKDAY PM PEAK 1991 CBD ?N UNSIGNALIZED — MAJOR STREET RUNS EAST / WEST EB 6 74 7 LTR 1 16.0 WB 11 116 2 LTR 1 16.0 NB 4 2 4 LTR 1 11.0 SB 3 2 7 LTR 1 11.0 EB —4 0 N 0 0 0.90 0 N 0.0 WB 4 0 N 0 0 0.90 0 N 0.0 NB 0 0 N 0 0 0.90 0 N 0.0 �.. SB 0 0 N 0 0 0.90 0 N 0.0 4/6/1989 G E O M E T R I C S / VOLUMES LANE GROUPS VOLUME 1 2 3 APP LT TH RT MVM LNS WD MVM LNS WD MVM LNS WD DPS144 T R A F F I C & R O A D W A Y C O N D I T I O N S GRADE HV ADJ. PKG LN. BUSES CONF. PEDS PED BUTTON ARR APP (V.) (V.) Y/N Nm (Nb) PHF (pads /hr) YIN SEC TYPE V 3 3 ESM inc. City of Tukwila Planning Department 6200 Southcenter Boulevard Tukwila, WA 98188 Dear Vernon: IC ; Attn: Mr. Vernon Umetsu, Associate Planner RE: Tukwila Junction Rezone (88 -6-R) Tukwila Junction Subdivision (88-1 -SUB) Environmental Review (EPIC- 34-88) 1:; A CIVIL ENGINEERING, LAND SURVEY, AND PROJECT MANAGEMENT CONSULTING FIRM January 26, 1989 Job No. 366 -04 -880 Thank you for providing us with the list of additional information required prior to beginning project review of the Tukwila Junction Rezone and Preliminary Plat applications. After reviewing your letter listing the information required to be submitted, we feel that some of the requirements are far in excess of that which is typically prepared for a project of this nature at this stage of submittal. Our experience in other jurisdictions in the region is that finite design work and detailed analysis is not usually required. In fact, we note in RCW 58.17.010 that a "Preliminary Plat" is "... a neat and approximate drawing..." Complying with the requirements you list will cost our client a substantial amount of time and money; we need to be able to fully explain why these items are being required for a Preliminary Plat submittal. We would appreciate your cooperation in identifying for us the basis upon which you are requiring this additional information (i.e. Tukwila Subdivision Code, Departmental Policy, or other Regulations). The reason for this request is that most of the information you are asking us to provide does not seem to be required under either the Tukwila Subdivision Code or the Subdivision Information /Preliminary Plat Checklist. We obtained these documents from the City prior to preparing our submittal and felt that we had complied with the provisions listed therein for a complete application. it is still our intention to pursue this project through the application process, but we need to clarify and resolve this matter for our client first. 941 Powell Avenue S.W. Suite 100 Renton, Washington, 98055 • (206) 228 -5628 Mr. Vernon Umetsu January 26, 1989 Page Two Please feel free to call if you have any questions. Sincerely, ESM, INC. BRET SCR Project Manager cc: Walt Schaefer, Starbow Bldrs, Inc. Brad Decker, Mustang Investment Group np3 /bc18 CASE NUMBER: APPLICANT: REQUEST: LOCATION: CASE NUMBER: APPLICANT: REQUEST: LOCATION: CASE NUMBER: APPLICANT: REQUEST: LOCATION: CASE NUMBER: APPLICANT: REQUEST: LOCATION: City of Tukwila PUBLIC HEARING NOTICE Notice is hereby given that the City of Tukwila Planning Commission and Board of Architectural Review will conduct a public hearing on Thursday January 25, 1990, at 8:00 p.m., in the City Council Chambers at Tukwila City Hall, 6200 Southcenter Boulevard, to consider the following: CASE NUMBER: 89 -8 -DR: CRYSTAL SPRINGS PARK PHASE TWO APPLICANT: City of Tukwila Parks Department REQUEST: Approval of design review and parking requirements for development of Phase II of an existing City park. LOCATION: North of 160th Street and west of 51st Avenue South; east of private roadway, south of Gilmour Street 89 -3 -CUP; 89- 10 -DR: BECKER TRANSFER Pac -Tech Engineering, Jeff Mann Approval of design review application and conditional use permit for the development of an improved parking facility for employees and semi -truck trailers. Southwest corner of South 128th Street and East Marginal Way 89 -4 -R: MIKAMI REZONE Robert H. Schofield Rezone 75,970 square feet of propertyh from R -1 -7.2 (single - family residential) to C -2 (regional commercial) 16813 Southcenter Parkway 88 -1 -SUB: BRIGADOON RIDGE /TUKWILA JUNCTION EMS, Inc. Preliminary plat approval of 17 -lot subdivision. 14915 - 57th Avenue South 89- 12 -DR: HOMEWOOD Dimitri Demopulos Architects, Inc. Approval of design review application and cooperative parking agreement for a 114 -unit extended stay hotel. Lots 31 and 32 of Interurban addition to Seattle, on the Green River north of Southcenter and east of Interurban Persons wishing to comment on the above case may do so by written statement or by appearing at the public hearing. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: Valley Daily News - Sunday January 14, 1990 Distribution: Mayor, City Clerk, Property Owners, File Mr. Bret Commuck ESM, Inc. 941 Powell Avenue S.W. Suite 100 Renton, WA 98055 Dear Mr. Commuck: City of Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 January 6, 1988 Subject: ADDITIONAL INFORMATION REQUIRED FOR TUKWILA JUNCTION REZONE (88 -6 -R), SUBDIVISION (88-1 -SUB), AND ENVIRONMENTAL REVIEW (EPIC -34-88) As we discussed on the telephone today, the attached sheets reflect the information required to begin review of your applications unless otherwise noted. Specific departments should be contacted for further clarification. I have briefly summarized these information require- ments below, but they should not be considered as comprehensive or superceding data requirements on the attached pages. Summary of Additional Information Required Prior to Beginning Project Review Existing Conditions 1. Ground survey of site with existing and finished grades, existing improvements, any easements, and location of trees with minimum 6 inch caliper trunks. P. 0 2. Location and design of any retention structures. 3. All infrastructure in the area serving the site and calculations showing adequacy to serve proposed development. This shall include, but is not limited to the following: a Existing and proposed utility improvements (i.e. sewer, water, storm sewer, 4- runoff detention facility, etc.). Please note that only gravity sewer and storm sewer lines will be permitted (no pumps), water lines must satisfy fire flow requirements and be looped between 57th and 150th, and hydrants must be located and installed prior to final plat; b. Road capacity analysis on 57th Avenue So. to So. 144th St., mitigation of narrow section(s) which do not satisfy minimum standards, and minimize hazard due to jersey barrier on 57th Ave. South; e '1 "i.`r`;;+'s.<fi+i`$i::(Yi ci:; ':'£kr«: „..' 4o” 1, iJra"VA.'atalrAT1..4`.3 :r :74:K; :4 ; ;TaZiii'.�ii,;:. iffA iAZtlt`RSZI,ZZ.SX.'e;]:xfcsit `W' .! ?S.:.L+t?! Mr. Bret Commuck January 6, 1989 Page 2 Ileol+;v.vs...tnicrAvtes i$ ZIA: .:gai:S :17, ::.rrlxramTmli zt:aiwommamnrKon,texpettte' c. On -site street light locations (to be built); d. Geotechnical report with recommendations on construction of improvements. e. On -site roadway design (plan view and sections) as supported by a geotechnical report. Please note that the proposed road requires an 80 foot turn around for fire trucks at the northern terminus. 3. Comprehensive Plan map and existing land use map for area within a minimum of 1,000 feet from the property line. Both maps to be at same scale as the zoning map. Additional Submittal Notes The following should be noted per our telephone conversation today. 1. Preliminary Plat approval means that the City has determined your proposed subdivision lot layout, site infrastructure, and area infrastructure all satisfy Tukwila standards; and that you will be allowed to proceed with construction of infrastructure. In order to issue this approval, all information related to design must be submitted for City review and approval to the appropriate departments. Six sets of the above information should be submitted to the Planning Department. We will distribute to each department. Subsequent contacts to resolve specific issues should be directly with the appropriate department. 2. Final plat approval means that all required infrastructure has been built to City standards and that construction on individual home sites may begin. No construction on individual lots will be permitted until final plat approval is granted. Please do not hesitate to contact me at 433 -1858 if you have any questions. cc Jack Pace . File Sincere Vernon Umetsu, Associate Planner October 7, 1988 Brad Decker Mustang Investment Group PO Box 22667 Seattle, WA 98122 Re: PRE - APP - 026 -88 -- Sweeny /Schultz Dear Mr. Decker: City of Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 Enclosed are the pre - application checklists provided by the departments present at the October 6, 1988, meeting. In addition to those requirements, several other issues and comments should be reiterated. 1. Grade and fill permit, soils information and engineering will be required for any fill brought into the site. The fill available from the North Hill Reservoir site may not be the quality for "structural" fill. 2. The construction of the North Hill Reservoir, currently in Phase I of the project, will impact and take precedence over this development. However, the Public Works Department will make every attempt to work with the developer in coordination efforts. 3. Soils study shall also include recommendations for the specific lots. 4. It is essential that the concerns of soils, topography, utilities, geotechnical, etc. as discussed at the pre - application meeting, are addressed up -front in the environmental review process. 5. The deadline for the December Planning Commission meeting is November 7, 1988. If you should have any questions, please feel free to contact me at 433 - 1851. . Sincerely, 64 1 tatid•i.<1 Becky L. Davis Permit Coordinator Enclosure k6 ewe/80-27 . ' �. j> 2 1989, I PERMANENT SANITARY SEWER AND WATER EASEMENT THIS AGREEMENT is entered into between Carl H. Bergstrom and Mary Kathleen Bergstrom, hereinafter referred to as "Grantor ", and Starbov Builders, Inc., hereinafter referred t as "Grantee ". WHEREAS, the Grantee is in the process of securing a rezone to R -1.7.2 and preliminary and final plat approval from the City of Tukwila for the proposed development of Tukvila Junction on property commonly referred to as the Sweeney end Lindstrom properties, located south of end near b the Grantor's property; end WHEREAS, as part of such consideration, a sever line is needed for the proposed homes and the existing neighboring residences along 57th Ave. South, and a water line connection t S. 150th Street may be necessary to provide adequate pressure end fire flow t the plat of hkvila Junction; end WHEREAS, the Grantee desires its obtain the right to locate, construct, end permanently operate, access, maintain, and repair the sanitary sewer and water line across Grantor's property with the intentions to dedicate the responsibility to permanently operate, access, maintain, and repair said utilities to the City of Tukvila upon final plat approval; and WHEREAS, the Grantor has indicated a willingness t convey a permanent easement for these purposes, over, along and across certain property owned by the Grantor, as further described herein, all upon certain terms and conditions contained herein; now, therefore, THE GRANTOR AND GRANTEE HEREBY MUTUALLY AGREE AS FOLLOWS: 1. Easement Conveyance: The Grantor hereby conveys and grants to the Grantee, its successors and assigns, a permanent nonexclusive sanitary sever and eater easement across, along, in, under and upon that certain property which is described as follows: The vest 20 feet of the south 177 feet of the following described property: Tract 19, Brookvale Garden Tracts, except the south 8 feet thereof and except the north 158 feet of the south 166 feet of the east 172 feet thereof as recorded in Volume 10 of Plats, page 47, records of King County, Washington; end land as described in Record of Survey in Book 28 at page 67, records of King County, Washington, Auditor's File Number 8106239007, situated in Section 23, Township 23 North, Range 4 E.W.M., King County, Washington. Subject to easements, rights -of -way, reservations, and restrictions of record. 2. FurrposetRig.hts: This easement grants the Grantee the right t locate, construct, reconstruct, install, permanently operate, maintain and repair a sanitary sever and water line within the property described in Paragraph 1 above, under the terms and conditions set forth in this Agreement, bgether with the right of ingress and egress thereto for the purposes stated. No other use or purpose is intended, implied, or granted. 3. Costs of Construction and Maintenance: Grantee shall be fully responsible for end beer end promptly pay all costs and expenses of construction and maintenance of the sanitary sever end eater line unless and until the sanitary sever and water line is dedicated t the City of Tukwila, in which case the City shall assume said responsibility. 4. Release and Indemnity: Grantee does hereby release, indemnify and promise to defend and save harmless Grantor from end against any and all liability, loss, damage, expense, actions and claims, including costs and reasonable attorneys' fees incurred by Grantor in defense thereof, asserted or arising directly or indirectly on account of or out of acts or omissions of Grantee and Grantee's servants, agents, employees and contractors in the exercise of the rights granted herein; PROVIDED, HOWEVER, this paragraph does not purport to indemnify Grantor against liability for damages arising out of bodily injury t persons or damage t propertycaused by or Resulting from the sole negligence of Grantor or Grantor's agents or employees. In furtherance hereof Grantee will require that all contractors doing work on the sanitary sever end vater line installation carry liability and property damage insurance, vritten on an occurrence basis, covering all work done, including that done by subcontracmrs. This insurance shall name the Grantee as co-insured and shall be primary coverage. This insurance shall include a $500,000 or greater limit for an aggregate combined bodily injury and property damage. All insurance policies shall contain a provision prohibiting cancellation of said policy except upon thirty (30) days prior vritten notice t Grantee. 5. Compliance /Work Standards: The Grantee shall be responsible for compliance with all applicable environmental laws, permit and approval requirements, and acceptable construction and operation practices during the life of this Agreement. All work t be performed by Grantee on Grantor's property shall be completed in a careful and workmanlike manner to Grantor's satisfaction, free of claims or liens. 6. Timing: The following time limits shall apply to this easement and rights granted therein. Failure to meet these time limits shell render this Agreement null and void, unless an extension thereof is granted as provided for in Paragraph 12 of this Agreement: a. The Grantee shall obtain City of Tukvila approval fora rezone t R-1-7.2 and preliminary plat for the Sweeney and Landstrom properties on or before June 30, 1990; b. The Grantee shell obtain City of Tukvila approval for final plat on or before June 30, 1991. All sanitary sewer, vater line, and roadvay construction work described in Paragraph 15 Consideration below, shall be completed and dedicated to the City of Tu by June 30, 1991. All Restoration work described in Paragraph 7 below shall be completed by June 30, 1991 or within thirty days of the completion of construction of the sanitary sever and vater line, whichever date is earlier. 7. Restoration: The Grantee shall restore the area included in this easement upon completion of the sanitary sever and voter line installation, and upon any subsequent maintenance and repair or reconstruction of said sanitary sever and vatr line. Grantee shell also restore property at 14933 57th Avenue South disrupted as a consequence of side sever installation described in Paragraph 15.a • of this Agreement. Restoration shall include: 1) The complete removal of all equipment and debris; 2). Grading at a slope no steeper than 1.511v; and 3). Hydroseeding of all disturbed areas. Grantee shall restre the surface of the property as nearly as possible to the condition in which it was at the commencement of work, approximating to the extent practicable the natural drainage characteristics which existed prior t said work, and shall replace any property corner monuments, survey references or hubs which were disturbed or destroyed during construction or repair. 8. flours of Use: Construction within this easement, starting or idling of equipment, use of the easement for normal maintenance and repair purposes, and restoration work described in Paragraph 7 above, shall be limited t the hours between 7:00 a.m. and 5:00 p.m., Monday through Saturday. No construction or use shall occur on Sundays. In the event of emergency, these time restrictions shall not apply. 9. Equipment Storage: Except for periods of time vhen the Grantee is actively constructing, maintaining, inspecting, or repairing the sanitary sever and/or veer line on Grantor's property, Grantee shall cause no vehicles, materials, or equipment to be stored, parked, or othervise left on the premises. 10. Access /Private Use: This easement shall not preclude use of the but vithin the easement by the Grantor or his invitees, provided such we is of a nature vbich does not interfere vith the right granted to the Grantee by this Agreement. Alloyed usage includes, but is not limited b, private access, pathvey for bicycling, jotking, or walking, or yard area. Grantor shall erect no permanent building or structure on the surface of the easement. 11. As-Built Survey: Upon Grantor's request, Grantee shall promptly provide Grantor with es- built dravings and a survey shoving the location and depth of the sanitary sever and vater line on Grantor's property. 12. Extensions: Extensions of time for construction of the sanitary sever and voter line may be granted under such terms and conditions negonated by the Grantor and Grantee at the time such extension is requested. Nothing in this Agreement shall require the Grantor to grant en extension of time to this Agreement. 13. Termination for Breach: In the event Grantee breeches or fails b perform or observe any of the terms end conditions herein, excepting terms and conditions relating to timefremes as provided in Paragraph 6 above, and fails to cure such breech or default vithin ninety (90) days of Grantor's giving Grantee vritten notice thereof, or, if not reasonably capable of being cured vithin such ninety (90) days, vithin such other period of time as may be reasonable in the circumstances, Grantor may terminate Grantee's rights under this Agreement in addition to end not in limitation of any other remedy of Grantor at lav or in equity, and the failure of Grantor to exercise such right at any time shall not valve Grantor's right to terminate for any future breach or default. In the event Grantee fails to meet timelines specified in Paragraph 6 above, this Agreement shall become null and void, without notice, immediately upon such failure, unless en extension of time is granted as provided for in Paragraph 12 above. 14. Release of Obligations on Termination: No termination of this Agreement shall release either party from any liability or obligation vith respect to any matter occurring prior to such terminanon, nor shall such termination release Grantee from it obligation and liability t remove the sever line and vater line from Grantor's property and restore the premises. 15. Consideration: As consideration for the easement contained herein, Grantee egnes t the folloving : a. Grantee shell activate the existing dry sever line in the 14900 block of 57th Avenue South es part of Grantee's development of the La ndstromISveeney property, and shall connect the residence at 14933 57th Avenue South b said sever line. The rout of the side sever connecting said residence to the sever line shall be determined jointly by Grantor and Grantee at the time of installation. Grantee shall be responsible for and bear the cost of all materials, labor and initial City side -sever permit and connection fees related thereto. b. As part of Grantee's development of the Sveeney property, Grantee shall propose and receive City approval for the extension of either a 40 or 50 foot vide publicly -owned street night -of- vay to the common property lire of the Bergsaoom/Sveeney properties. The full night- of -vay width shall be extended to said common property line, vith the vest edge of the northern trminus of said /) Y. . ;•J right- of-vay to be located a distance of 120 feet east of the southwest comer of Grantor's property. The right- of -vay shall be fully improved to City standards for its entire length, at no cost t the Grantor, end c. The Grantee shall extend the sanitary sever and vater line E, and provide extension stubs at, the common BergsrcounISveeney property line in the right -of -way referred t in Paragraph 15.b above. Said sever and vater lines shall be of a size, depth, and grade necessary b fully serve a future full subdivision of Grantor's property and d. The Grantee shell reimburse the Grantor up t $1500 for actual consultant expenses incurred in researching, preparing, negotiating, and executing this Agreement Such reimbursement shell be due and paid after both patties have signed this Agreement, and prior to its recording. 16. Assignment: Grantee shall not assign its rights berewder. except to the City of Tukvila without the prior vritten consent of Grantor, vhich consent shall not be unreasonably withheld. No assignment of the privileges and benefits accruing t Grantee herein and no assignment of the obligations or liabilities of Grantee herein, vhether by operation of law or othervise, shall be valid without the prior vritten consent of Grantor, except to the City of Thkvila, which shall not be unreasonably vithheld. Use of the Easement by Grantee's employees, agents, servants, contract's and subcontractors shall not be considered an assignment 17. Binding Effect: This easement shall be in effect upon recording with the King County Recorder, and shell run with the land described herein. Said recording shall occur within two business days after its signature by all parties thereto and Grantor's receipt of reimbursement for expenses as provided in Paragraph 15.d above. Within said two business days, Grantor shall provide proof of recording of this Agreement Subject t the preceding paragraph, the rights and obligations of the parties shall inure to the benefit of and be binding upon their respective snocessora and assigns. DATED this / 7 day of GRANTOR (I CARL H. BERG STROPf ,1989. STATE OF WASHINGTON ) COUNTY OF KING ) I certify that there appeared before me persons that I know or have satisfactory evidence were Carl H. Bergstrom and Mary Kathleen Bergstrom, who signed this PERMANENT SANITARY SEWER AND WATER EASEMENT and acknowledge it to be their five and voluntary act for the uses and purposes mentioned in thIS instrument NOTARY PUBLIC is and or the.State of Washington residing at My appointment expires: G Walt efer, Yice P Starbov Builders, Inc. Address: c1 S ;/c 41, .9 1 eozituiu,a 1,,./A/ 9too City sent zip Phone: 9 ( 1/ — wq Corporate Seal: STATE OF WASHINGTON ) COUNTY OF KING ) I certify that there appeared before me a person that I knov or have satisfactory evidence vas Walt Scheeler, vho signed this PERMANENT SANITARY SEWER AND WATER EASEMENT, and on oath stated that he is authorized to execute said instrument and acknovledged it as Vice- President of Sterbog m ,� Iac..to be his free and o1m1 ry act for the uses and purposes mentioned in thin 4 DAV$ '' q r of C . 1 989 Z fia, i A.Laisi %,0 %� = =rc , ' . , (NOTARY PUBLIC in ;for Ala of y � 4.. . �`; .•• ,. Washington residing at _. 'a ', F 2222 . % �a O �� ..�` My appointment expires: WSW 1L' ,, F IYAS 3l�Y'R(uC4i.;Ni4Mnnit Certificate for Filing Proposed Plat SECOND REPORT In the matter of the plat submitted for your approval, this Company has examined the records of the County Auditor and County Clerk of King County, Washington, and the records of the Clerk of the United States Courts holding terms in said County, and from such examination hereby certifies that the title to the following described land situate in said King County, to —wit: VESTED IN: CARL H. BERGSTROM AND MARY BERGSTROM, WHO ALSO APPEARS OF RECORD AS MARY KATHLEEN BERGSTROM, HUSBAND AND WIFE. AS TO PARCEL 1, AND MABEL M. SHULTS, AS HER SEPARATE ESTATE AS TO PARCEL 2 AND CLIFFORD SWEENEY AND BETTY LOU SWEENEY, HUSBAND AND WIFE, AS TO PARCEL 3 EXCEPTIONS: As on Schedule B, attached hereto. ..,,.. �...,. w.. waewr+ an+ w.. ......w.�wm.�...aun�u..n.a�.... acs«., enw, M1% cw.. ewr. �.+....... w ., .... .........w...._......._........ a...»...,.. �: a.+«... aw+ aw«..+ vn. vwM..... rs. tz, .w�..wc+.mrAee %��tl¢`Y•Y.LLm CHICAGO TITLE INSURANCE COMPANY 701 FIFTH AVENUE,. SUITE 1800 SEATTLE WASHINGTON 98104 PLAT CERTIFICATE SEE SCHEDULE A (NEXT PAGE) Records examined to November 14. 1988 at 8:00 A.M. Order Number 142593 SECOND REPORT PAGE By Frank Kelly Title Officer 628 -5659 PLAT CERTIFICATE CHICAGO TITLE INSURANCE COMPANY 701 FIFTH AVENUE, SUITE 1800 SEATTLE WASHINGTON 98104 CHICAGO TITLE INSURANCE COMPANY Order Number 142593 PARCEL 1: PARCEL 2: PARCEL 3: LOT 19, BROOKVALE GARDEN TRACTS, IN VOLUME 10, OF PLATS, PAGE 471 EXCEPT THE SOUTH 8 FEET THEREOF; EXCEPT THE NORTH 158 FEET OF THE THEREOF. PLAT CERTIFICATE SCHEDULE A Order Number 142593 ACCORDING TO THE PLAT THEREOF RECORDED IN KING COUNTY, WASHINGTON; ANt) SOUTH 166 FEET OF THE EAST 172 FEET PARCEL B, CITY OF TUKWILA SHORT PLAT NUMBER 84- 20 -9S, RECORDED UNDER RECORDING NUMBER 8407190829, SAID SHORT PLAT BEING A SUBDIVISION OF A PORTION OF LOTS 19 AND 20, BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY, • WASHINGTON. THAT PORTION OF LOT 20 AND THE SOUTH 8 FEET OF LOT 19, BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY, WASHINGTON, LYING WESTERLY OF THE WESTERLY BOUNDARY OF PARCELS A AND B OF CITY OF TUKWILA SHORT PLAT NUMBER 84- 20 —SS, RECORDED UNDER RECORDING NUMBER 8407190829. PAGE 3 PLAT CERTIFICATE SCHEDULE B Order Number 142593 A. Defects, liens, encumbrances, adverse claims or other matters, if any created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. B. Rights or claims of parties in possession not shown by the public records. C. Encroachments, overlaps, boundary line disputes, and any other matters which would be disclosed by an accurate survey and inspection of the premises. D. Easements or claims of easements not shown by the public records. E. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. F. Liens under the Workman's Compensation Act not shown by the public records. G. Any service, installation, connection, maintenance or construction charges for sewer, water, electricity or garbage removal. H. General taxes not now payable; matters relating to special assessment and special levies, if any preceding the same becoming a lien. I. (a) Reservations or exceptions in patents or in Acts authorizing the issuance thereof; (b) water rights, claims or title to water. J. THIS REPORT IS ISSUED AND ACCEPTED UPON THE UNDERSTANDING THAT THE LIABILITY OF THE COMPANY SHALL NOT EXCEED ONE THOUSAND DOLLARS ($1000.00). PAGE 4 PLAT CERTIFICATE SCHEDULE B Order Number 142593 L EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: CITY OF TUKWILA, A MUNICIPAL CORPORATION PURPOSE: FOR U1ILITIES AREA AFFECTED: THE WESTERLY 5 FEET OF THE NORTHERLY 185 FEET OF PARCEL 1 DATED: February 25, 1970 RECORDED: March 27, 1970 RECORDING NUMBER: 6634215 SAID INSTRUMENT INCLUDES A TEMPORARY EASEMENT OVER THE WESTERLY 15 FEET OF THE NORTHERLY 185 FEET OF SAID PARCEL 1. 2. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: CITY OF TUKWILA PURPOSE: STORM DRAIN /OVERFLOW AREA AFFECTED: THE WEST 20 FEET OF THE SOUTH 177 FEET OF PARCEL 1 DATED: July 06, 1988 RECORDED: August 31, 1988 RECORDING NUMBER: 8808311581 3. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: CITY OF TUKWILA PURPOSE: TEMPORARY INGRESS AND EGRESS FOR HAULING, DURING CONSTRUCTION OF A RESERVOIR ON ADJACENT PROPERTY FOR A 2 —YEAR PERIOD AREA AFFECTED: THE SOUTH 177 FEET OF THE WESTERLY PORTION OF PARCEL 1 DATED: J u l y 06, 1988 RECORDED: August 31, 1988 RECORDING NUMBER: 8808311582 4. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: RESERVED BY: KATURA M. SCHRAMM AND FRED C. SCHRAMM, WIFE AND HUSBAND PURPOSE: ROAD DATED: November 26, 1910 RECORDED: March 15, 1920 RECORDING NUMBER: 1399991 AREA AFFECTED: 8 FEET IN WIDTH ALONG THE NORTH SIDE OF SAID PARCELS 2 AND 3 PAGE 5 PLAT CERTIFICATE SCHEDULE B Order Number 142593 5. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PRESENT AND FUTURE OWNERS PURPOSE: DRIVEWAY AREA AFFECTED: NORTH 20 FEET OF SAID PARCEL 2 DATED: February 12, 1948 RECORDED: October 17, 1949 RECORDING NUMBER. 3948412 6. UNDERGROUND UTILITY EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PUGET SOUND POWER & LIGHT COMPANY, A WASHINGTON CORPORATION, AND PACIFIC NORTHWEST BELL CO. PURPOSE: UNDERGROUND ELECTRIC TRANSMISSION RECORDED: June 1.2, 1968 RECORDING NUMBER 6361594 AREA AFFECTED: NORTH 8 FEET OF SAID PARCEL 2 CONTAINS COVENANT PROHIBITING STRUCTURES OVER SAID EASEMENT OR OTHER ACTIVITY WHICH MIGHT ENDANGER THE UNDERGROUND SYSTEM. 7. EASEMENT ANO THE TERMS AND CONDITIONS THEREOF: IN FAVOR OF: CITY OF TUKWILA CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO.: 88- 2- 08671 -1 PURPOSE: STORM DRAIN /OVERFLOW AREA AFFECTED: A 20 FOOT STRIP OF LAND WITHIN PARCEL 3 SAID INSTRUMENT INCLUDES A TEMPORARY EASEMENT OVER A 45 FOOT STRIP OF LAND ALONG THE SAME LINE AS SAID 20 FE }T STRIP OF LAND. 8. MORTGAGE ANO THE TERMS AND CONDITIONS THEREOF: MORTGAGOR: MABEL M. SHULTS, A SINGLE WOMAN MORTGAGEE: KING COUNTY AMOUNT: $ 7,500.00 DATED: November 12, 1980 RECORDED: November 21, 1980 RECORDING NUMBER: 8011210762 THE AMOUNT NOW SECURED BY SAID MORTGAGE AND THE TERMS UPON WHICH THE SAME CAN BE DISCHARGED OR ASSUMED SHOULD BE ASCERTAINED FROM THE HOLDER OF THE INDEBTEDNESS SECURED. SAID MORTGAGE HAS BEEN MODIFIED BY ADDENDUM, RECORDED UNDER RECORDING NUMBER 8107020843. PAGE 6 PLAT CERTIFICATE SCHEDULE B SAID MORTGAGE HAS BEEN MODIFIED BY PARTIAL RELEASE AND CORRECTION OF LEGAL DESCRIPTION, RECORDED UNDER RECORDING NUMBER 8409140527. AFFECTS: PARCEL 2 Order Number 142593 9. RIGHT, TITLE, AND INTEREST OF ZELLA M. LANDSTROM, ET AL, PRESUMED BY THE KING COUNTY TAX ROLLS TO HAVE AN INTEREST IN SAID PREMISES. AFFECTS: PARCEL 2 10. THE FOLLOWING MATTERS DISCLOSED BY SURVEY RECORDED UNDER RECORDING NUMBER 8104229002: POTENTIAL BOUNDARY DISCREPANCIES 11. THE FOLLOWING MATTERS DISCLOSED BY SURVEY RECORDED UNDER RECORDING NUMBER 8106239007: FENCE ENCROACHMENTS. 12. THE FOLLOWING MATTERS DISCLOSED BY SURVEY RECORDED UNDER RECORDING NUMBER 8107099001: OVERLAP ALONG COMMON BOUNDARY BETWEEN PARCEL 3 AND CITY OF TUKWILA SHORT PLAT NUMBER 84- 20 —SS, ALONG NORTH LINE OF PARCEL 2, AND ROCKERY ENCROACHMENTS. SAID OVERLAP WAS CORRECTED BY QUIT CLAIM DEEDS RECORDED UNDER RECORDING NUMBERS 8411050347 AND 8411050348. SAID SURVEY HAS BEEN MODIFIED BY AFt- IDAVIT, RECORDED UNDER RECORDING NUMBER 8107130587. 13. THE FOLLOWING MATTERS DISCLOSED BY SURVEY RECORDED UNDER RECORDING NUMBER 8112089005: IN ADDITION TO MATTERS ALREADY DISCLOSED BY SURVEYS SET FORTH IN PARAGRAPHS 7 AND 8 HEREIN, THIS SURVEY DISCLOSES THAT THE SOUTH 8 FEET OF LOT 19, IN SAID PLAT, WAS CONVEYED TWICE, TO TWO DIFFERENT GRANTEES. THE SECOND CONVEYANCE, RECORDED UNDER RECORDING NUMBER 3163171, IS OF NO AFFECT ON SAID PREMISES. PAGE 7 NOTE 1: GENERAL TAXES: YEAR: AMOUNT BILLED: AMOUNT PAID: TAX ACCOUNT NUMBER: LEVY CODE: ASSESSED VALUE OF LAND: ASSESSED VALUE OF IMPROVEMENTS: AFFECTS: NOTE 2: GENERAL TAXES: YEAR: AMOUNT BILLED: AMOUNT PAID: TAX ACCOUNT NUMBER: LEVY CODE: ASSESSED VALUE OF LAND: ASSESSED VALUE OF IMPROVEMENTS: AFFECTS: NOTE 3: GENERAL TAXES: YEAR: AMOUNT BILLED: AMOUNT PAID: TAX ACCOUNT NUMBER: LEVY CODE: ASSESSED VALUE OF LAND: ASSESSED VALUE OF IMPROVEMENTS: AFFECTS: PLAT CERTIFICATE SCHEDULE B 1988 $ 1,335.61 $ 1,335.61 115720 - 0190 -05 2380 $ 102, 600. 00 $ 4, 900. 00 PARCEL 1 1988 $ 494. 49 $ 494. 49 115720- 0192 -0 2380 $ 31, 500. 00 $ 8, 300. 00 PARCEL. 2 1988 $ 1,026.25 $ 1,026.25 115720 - 0200 -03 2380 $ 45, 000. 00 $ 37, 600.00 PARCEL. 3 End of Schedule B Order Number 142593 PAGE IMPORTANT: This is not a Plat of Survey. It is furnished as a convenience to locale the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance hereon. ORDER NO • zz /9 ) I r N rarbe,l 4110,0/0047- 1•• Qr `hicago Title Insurance Co:. •any ‘ 21 see t•1 •• * • • •• 40 116 Do ° .Z.i="illIMMINNOPMINNIMMI•1111•C I • • • p, • M 1800 Columbia Center 701 Fifth Avenue Seattle. ‘A'a thiniton 981c 628. 51:46 • • 1••••• •• • • •• • .S. 152ND Si: • ross -:Red ere 1. NAME OF PRELIMINARY PLAT: Tukwila Junction 2. IF FINAL SUBDIVISION IS DIFFERENT, GIVE NEW NAME: 3. DATE OF PRELIMINARY PLAT APPROVAL: 4. DESCRIBE ANY PROPOSED DEVIATIONS FROM PRELIMINARY PLAT: 5. APPLICANT :* Name: ESM, Inc. Signature: OWNER (29 /SUB.FPAPP) PRErIMINARY PLAT A`;?LICA Address: 941 Powell Ave. S.W., #100, Renton Phone: 228 -5628 if •i 400r Date: I 7,1 I g0 * The applicant is the person whom the staff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. 6. PROPERTY Name: Starbow Builders cei AFFIDAVIT OF OWNERSHIP Address: 31849 Pacific Hwy. So., #141 -M, Federal Way, WA 98003 Phone: 839 -0366 I /WE,[signature(s)] swear that a are the owners or contract purchaser(s) of the property involved in this application and that the foregoing statements and answers contained in this application are true and correct to the best of my /our knowledge and belief. Date: /� - 2/ - 99 ., ....: �.,.,,.. , .;• r ,s,^. ,.,. ..� ,... .�. r . ;: .. 1 . „.� ,..:. _. h >•tsygIV ” 1r A . �> .:� e - T."t4 e "F">. "... , i',f ,'�'� lgY r i ^ . ti +x'.rcXt. EV: 5 r r ..{`!�7S' • 5. SIZE OF LAND TO BE SUBDIVIDED: 3.81 Acres ± CL 6. ZONING: Existing R - 1 - 12.0, Proposed R - 1 - 7.2 7. NUMBER OF PROPOSED LOTS: 17 8. IS ANY OF THE PROPERTY IN FLOOD ZONE RAN? NO 9. ARE THERE ANY EXISTING STREAMS, WATER BODIES, MARSHES OR BOGS ON OR WITHIN 100 FEET OF THE SUBJECT PROPERTY? NO 10. ADJACENT LAND USES: NORTH: Single Family Residential SOUTH: Vacant South, Multi- Family Southwest EAST: Single Family Residential WEST: Multi- Family West, Single Family Northwest 11. DO NEIGHBORING PROPERTIES HAVE SUITABLE ACCESS? Yes (29 /SUB.PPAPP) PRIMINARY PLAT APPLICATION Page 2 A'PL CA ON DATE FILE NUMBER PROJECT NAME ADDRESS APPLICANT IL CROSS REFERENCE ACTION 2/4/88 88 -1 -V FOODMAKER, INC. JACK IN THE BOX SE CORNER OF WEST VALLEY HIGHWAY AND STRANDER BOULEVARD FOODMAKER, INC. NONE bele-p 5/5/88 88 -2 -V GENCOR (Landscaping) 5900 SOUTHCENTER BOULEVARD LEON GRUNDSTEIN 1Qt ---1 10/14/8E 88 -3 -V SCIOLA SHORT PLAT 17800 WEST VALLEY HIGHWAY NICK SCIOLA 88 -3 -SS WITHDRAWN / VARIANCES 1988 - E0) 4t-L4