HomeMy WebLinkAboutPermit L02-015 - TRYON CONCEPTS - BOUNDARY LINE ADJUSTMENTL02 015
JUNCTION WEST
5436 S 150 STREET
P-BLA/LC
MEMORANDUM
To: Jim Morrow via David McPherson
Tom Keefe via Don Tomaso
From: Minnie Dhaliwal
RE: Junction West Boundary Line Adjustment
Date: November 15, 2002
File: L02 -015
The above referenced boundary line adjustment is ready for final approval. Attached are the
documents for recording. Please indicate your approval by putting your initials next to your
name below. If you do not approve, indicate any additional requirements below.
Approved by Tom Keefe (initials)
Approved by Jim Morrow C YF1 (initials)
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The City has reviewed the plat map submitted on October 29, 2002. The boundary line v
adjustment is now ready to record. Please submit the signed mylars and include the file number, :0 CI
which is L02 -015 on the drawing. w w
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After your submittal, we will inform you when the City official's have signed the drawing. '-- 0
Subsequently you will need to record the document at King County. We will need a copy of the ui
recorded document back for our files. o -1,
O 30, 2002
Wm. Wayne Jones, Jr.
PO Box 146
Renton WA 98055
RE: Boundary Line Adjustment at 5436 South 150 Street, Tukwila WA; File Number
L02 -015.
Dear Mr. Jones and Mr. Tryon:
City of Tukwila
Department of Community Development Steve Lancaster, Director
Via fax to Don Tryon 425- 255- -9624
Please note that you will need to submit revised site plans for the three building permits for lots
4, 5 and 6 that are still pending. The site plan for the building permits should show only the new
property lines that will there after recording and the old property lines should be removed to
make the plan easy to read. Also, for lot 3 the new location of the stream per the survey along
with pertinent setbacks should be shown.
If you have any further questions, you can reach me at 206- 431 -3685.
Sincerely,
Minnie Dhaliwal
Senior Planner
Steven M. Mullet, Mayor
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 -431 -3670 • Fax: 206-431-3665
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City of Tukwila
Department of Community Development Steve Lancaster, Director
October 18, 2002
Wm. Wayne Jones, Jr.
PO Box 146
Renton WA 98055
Via fax to Don Tryon 425- 255- -9624
Steven M. Mullet, Mayor
RE: Boundary Line Adjustment at 5436 South 150 Street, Tukwila WA; File Number
L02 -015.
Dear Mr. Jones and Mr. Tryon:
The City has reviewed the wetland report and survey drawing of the stream submitted by you on
September 26, 2002. Please submit the revised plat map. The plat map must include the
following revisions:
1. The plat map must be revised to show the accurate survey of the stream.
2. The building footprints on Lot A and Lot C must be removed.
3. Note number 5 must be revised since a complete stream survey was done.
Once the plat map is approved you may bring in signed mylars for the Director's signature.
If you have any further questions, you can reach me at 206 - 431 -3685.
Sincerely,
Minnie Dhaliwal
Senior Planner
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 - 3665
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Corrections required prior to approval.
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Lower Junction
Lot 4
Stream Study
J. S. Jones and .ssocia.ies, Inc.
Development Permit Application No.: D01 -394
Dated: August 30, 2002
Prepared for:
Don Tryon
14420 S.E. 84' St.
Newcastle, Washington 98059
425 -255 -6518
Prepared by:
Jeffery S. Jones, Certified Professional Wetland Scientist
3408 52nd Place, N.E.
TACOMA,WASHINGTON 98422
253- 942 -7131 / FAX 253 -942 -7132
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Table of Contents
1.0 Purpose 1
2.0 Methodology 1
3.0 General Site Survey 2
3.1 Natural Drainage System Configuration and Stream Classification 2
3.2 Riparian Zone Land Uses 2
3.3 Riparian Vegetation (Species Composition, Structure & Density) 2 -3
3.4 Description of Adjacent Wetlands 3
3.5 Animal Habitat and Utilization 3
3.6 Riparian Soils, Channel Morphology, and Bank Stability 3
3.7 Substrate Composition 3
3.8 Large Woody Debris, Pool Quality 3
3.9 Benthos (Invertebrates) 3
3.10 Fish Habitat and Utilization 3
3.11 Water Quality 4
4.0 Conclusion 4
5.0 References 4
Attachments
City of Tukwila — Stream Map
City of Tukwila - Topographic Map
City of Tukwila - Storm Drainage System
Stream Rating Worksheet
Stream Photos
Stream Survey Map
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J. S. Jones and Associates, Inc.
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J. S. Jones and Associates, Inc.
1.0 Purpose
The purpose of this stream study is to provide technical information and classify the
stream. The subject stream is an unnamed tributary of Gilliam Creek and the Green
River. Fieldwork was performed by Jeffery S. Jones, Certified Professional Wetland
Scientist, and Lance Erickson, Environmental Designer.
2.0 Methodology
The King County General Site Survey study requirements were used. The General Site
Survey requirements are as follows:
1. Natural drainage system configuration and stream classification
2. Riparian zone land uses
3. Riparian vegetation
4. Description of adjacent wetlands
5. Animal habitat and utilization
6. Riparian soils, channel morphology and bank stability
7. Substrate composition
8. Large wood debris and pool quality
9. Benthos
10. Fish habitat and utilization
11. Photographs at 25 -foot intervals
Spawning areas were not identified, because the stream is not accessible to fish. In
addition, the on -site channel was profiled and three representative channel cross - sections
were surveyed.
1
3.0 General Site Survey
3.1 Natural Drainage System Configuration and Stream Classification
The stream is located along the property line between lots 3 and 4, of Stella A. Tyler's, 1
Addition No. 2. The stream originates at the south side of the Southcenter Baptist Church
parking lot, approximately 300 feet north of S. 150''' St. An 18 -inch diameter
polyethylene pipeline is the source of the stream. The stream ends at a 12" concrete pipe
with an aluminum trash rack, on the north side of S. 150`'' St. Subsurface flow and a
portion of the impervious surface runoff, from the Southcenter Baptist Church property,
are the sources of water for the stream. At S. 150''' St., the stream is directed into the city
and DOT storm drainage system, which carries the flow to Gilliam Creek. Gilliam Creek
is a tributary of the Green River. At least 1,000 feet of Gilliam Creek is culverted by
DOT along I -405. A huge 108 -inch diameter flap gate, with a concrete apron, is at the
outflow of Gilliam Creek to the Green River.
The stream is configured as an artificial water conveyance, i.e. ditch. The stream channel
width is 3 -8 feet wide. The hydraulic gradient is 1.03% to 4.31 %. The contributing
stream basin acreage is small, only about 12.5 acres. There is no potential for fish access
to the subject stream. Manholes and structures in the storm drainage system block fish
passage. The length of pipeline from Gilliam Creek to S. 150' St. is at least one half mile
long, with a significant drop in elevation. The stream flow is intermittent. Flows are
limited to winter and spring months and periods of peak precipitation. The channel has
adequate capacity and appears to be stable. The riparian corridor is dominated by an
understory of Himalayan blackberry and grasses.
The City of Tukwila, Watercourse Rating Data Sheets did not inventory or rate this
stream, probably because of its unnatural configuration, short distance and connection to
storm drainage (Jones & Stokes, 1990). The WRIA 9 Lower Duwamish River mapping
does not show any steam in this location (Williams, 1975). Using the city watercourse
rating form, the stream scores an eight. The rating form did not consider the artificial
nature of this channel, the frequency and duration of flow, the ties to storm drainage, or
the presence of invasive plant species. The subject stream is rated a Type 3 Watercourse,
according to the City of Tukwila, Water Resource Rating and Buffer Recommendations
(Jones & Stokes, 1990, p.25). The required buffer width for a Type 3 Watercourse is 15
feet City of Tukwila, Title 18, Zoning, Section 18.45.040.C.
3.2 Riparian Zone Land Uses
The current on -site riparian land use is undeveloped vacant lot. There may have
previously been a structure on lot 4. Lot 3 is currently used as residential. The
surrounding area is primarily properties in urban residential use.
3.3 Riparian Vegetation (Species Composition, Structure & Density)
The riparian plant community is dominated by unidentified grasses, black cottonwood
(Populus trichocarpa b.), willow (Salix sp.), crab apple (Males fusca), salmonberry
(Rubus spectabilis), vine maple (Ater circinatum), red -osier dogwood (Cornus nuttalli),
lady fern (Athyrium ftlix femina), stinging nettles (Urtica lyallii), and Himalayan
2
J. S. Jones and Associates, Inc.
3.7 Substrate Composition
3
J. S. Jones and Associates, Inc.
blackberry (Rubus procerus). Vegetative overhangs vary from 0 to 3 feet. Vegetative
overhang includes vegetation within 12 inches vertically of the water surface. Over 70%
of the streambank surfaces are protected by plant materials, boulders, wood or rubble.
Canopy closure is 50 -80 %.
3.4 Description of Adjacent Wetlands
There are no wetlands adjacent to the on -site stream. Inventoried Wetland #7, Macadam
Road, is located north of the Southcenter Baptist Church property. 6 v
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3.5 Animal Habitat and Utilization ` w
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Wildlife use is limited to Passiformes and species tolerant of urban environments.
Wildlife observations were not performed. o
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3.6 Riparian Soils, Channel Morphology, and Bank Stability g a
Riparian soils are gravelly sandy loam fill material. Consequently, a soil series is not
distinguishable. The channel has a slight meander, partly due to growth of willows and
cottonwoods along the banks and due to its construction. z
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The stream channel is stable. Banks and substrate are compacted. Grasses provide j
groundcover and erosion control. Some of the stream was clearly excavated, while other v to
areas have a less defined channel. 0
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The ditch substrate is a compacted gravelly sandy loam and sandy loam. L-- z
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3.8 Large Woody Debris Pool Quality P
A few large woody debris are embedded along the channel and bridging. A map of
stream flow types, flow depths, debris and habitat was not prepared because there was no
water in the stream at the time of this study.
3.9 Benthos (Invertebrates)
There was no water present at the time of the study. Consequently, invertebrates were
not sampled.
3.10 Fish Habitat and Utilization
The unnamed stream is non - salmonid bearing. The storm drainage system south of S.
150`'' St. to Gilliam Creek is impassable to fish. Gilliam Creek may provide or have the
potential to provide fish habitat. The flap gate at the outfall of Gilliam Creek may be
passable to juvenile salmonids in certain flow conditions. The conditions for fish passage
are that Gilliam Creek is flowing, the level of the Green River is sufficiently high, and the
flap gate is open. The Green River has Chinook, Coho, and Sockeye runs.
J. S. Jones and Associates, Inc.
3.11 Water Quality
Water quality and sediments are probably contaminated with PCB's, hydrocarbons,
metals and automobile brake dust. Downstream water quality may affect fish and other
animal species. Other pollutants may be present.
4.0 Conclusion
The subject stream is rated a Type 3 Watercourse. Streams in Washington State include
any defined surface channel that connects to a stream. The stream on the property is
clearly the result of filling and ditching to control water. The stream discharges into the
storm drainage system, which conveys flows to Gilliam Creek. The storm drainage
system, above Gilliam Creek, is impassable to fish.
5.0 References
Jones & Stokes, 1990. City of Tukwila, Water Resource Rating and Buffer
Recommendations, May, 1990, p. 25.
Jones & Stokes, 1990. City of Tukwila, Watercourse Rating Data Sheets. October 29,
1990.
Williams, Walter R., Laramie, Richard M., Ames, James J. 1975. A Catalog of
Washington Streams and Salmon Utilization, Vol. 1, Puget Sound Region.
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INSTREAM ELEt1ENTS
Width of watercourse (OIlWM)
>5 feet
Score = 3
Channel capacity
Ample, no overbank
flows
Score =3
Channel stability
Obvious scour or downcutting
Score = -1
Fish use
Fish habitat
Figure 4
WATERCOURSE RATING FORM - CITY OF TUKWILA
1 to 5 feet 1 —foo
coc7; 2 S
Adequate, slight evidence Insufficient
of overbank flows overbank flows common
Score = 1 Score = 0
No scour or downcutting Slight scour or downcutting Moderate scour or downcutting
f channel) (25 to 50% of channel)
Score =3 Score = Score = 0
Score 1
Score
Score
Salmonids present Potential for salmonid use
Score = 3 Score = 2
No fish present and
cptwtial for restoration
Score = 0
No potential for sabnonids
but other species present
Score =
Score x 2 = 0
Spawning, rearing, and Two of three habitat
overwintering types present
Score =3 Score = 2
Rearing or overwintering
habitat present
Score = 1
Score �-'
Date
;•70 --�2.
Watercourse #
From O tC
To 3 ..F
TOTAL 1NSTREAM SCORE
NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN
THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT.
CORRIDOR FEATURES
Corridor Quality
Width of unmaintained vegetation from Of WM
>50 feet
Score = 3
Vegetation diversity
High diversity,
multi - layered
Score =3
2_5 to 50 feet
Score = 2
Open forest or shrubs
ith.unt erstory
Scoff-2)
5 feet
Scor = I} Subscore Subscore
Single layer
with minimal diversity
Score= 1
For each bank, multiply the subscores of the above two elements to determine total scores
lift Bank Right Rank
Subscore Subscore
Total - Total
Score > Score "5
Corridor Barrier Function
Dense forest or shrub
100 to 75%
Score = 3
Dense forest or shrub
50 to 75%
Score = 2
Dense forest or shrub
- 115 - 50%.
Score = 1)
Score 1 Score
Surrounding land use immediately outside of corridor
(multiply percentage of area in each ca tagory)
Forested
core =3
urban: urban:
resittentia /maintained lawns industrial /commercial
Score = -1 Score = -
TOTAL CORRIDOR SCORE
Add "A" for Enhancement Potential (Briefly describe)
ADD INSTREAM ELEMENT TO DETERMINE TOTAL REACII SCORE
Shrub or unmaintained
Ems '\
re =2
Activc aericulwrc
or pasture
Score = 1
Figure 4
Tukwila Watercourse Rating
pg. 2
LEFT
BANK
RIG
BANK
Score 2 Score
Score I Score —%
Score S .-- Score S
Score Score 3
SCORES SCORE 6
NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN
THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT.
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0 +50, Looking to the South
0 +75, Looking to the South
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1+00, Looking to the South
1+25, Looking to the South
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1 +50, Looking to the South
1 +75, Looking to the South
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2 +00, Looking to the South
2 +25, Looking to the South
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2 +50, Looking to the South
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2 +75, Looking to the South
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3 +00, Culvert at End of Stream
Lot 4
J. S. Jones and Associates, Inc.
Gilliam Creek Outflow, 108 -Inch Flap Gate
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July 26, 2002
Wm. Wayne Jones, Jr.
PO Box 146
Renton WA 98055
City of Tukwila
If you have any further questions, you can reach me at 206 - 431 -3685.
Sincerely,
Minnie Dhaliwal
Senior Planner
Department of Community Development Steve Lancaster, Director
Via fax to Don Tryon 425- 255- -9624
1. The stream must be delineated and flagged by a wetland biologist. A delineation report
must be submitted to the city. A statement that it is an average width of 2'9" is not
precise and accurate to be shown on a recorded document. After the flagging, the
surveyor should accurately show it on the survey map. Please note that the survey
drawing is incorrectly labeled top of channel instead of ordinary high water mark. Also, a
wetland reconnaissance study prepared by the wetland biologist must be submitted to
determine if there are any wetlands on the subject site. Based on the new delineation
report, note #5 should be revised.
Steven M. Mullet, Mayor
RE: Boundary Line Adjustment at 5436 South 150 Street, Tukwila WA; File Number
L02 -015.
Dear Mr. Jones and Mr. Tryon:
The following items that were requested per letter dated May 16, 2002, are still pending to
approve your Boundary Line Adjustment application:
2. As stated before in the May 16, 2002, letter, the BLA cannot be recorded prior to the
demolition of the existing house as the new proposed line runs through the existing
house. The house needs to be demolished and the survey drawing revised to delete the
footprint of the existing house on lot C and the proposed house on lot D.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206 - 431 -3665
May 16, 2002
City of Tukwila
Wm. Wayne Jones, Jr.
PO Box 146
Renton WA 98055
Dear Mr. Jones:
Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
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Based on review of your application for submittal requirements for Boundary Line o
Adjustment (BLA), your application is deemed incomplete. The following = w.
information is required in order for BLA application to be determined complete:
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1. Our records indicate that a Type 3 watercourse is located along the 0 czcn
property line of lot A. The survey drawing must show the top of stream o �
bank, stream bank toe, mean high water mark, base flood elevation. Per z
the City's Sensitive Areas ordinance, no structure may be built within 25
feet of the ordinary high water mark on either side of the watercourse.
2. Wetland reconnaissance study must be submitted to determine if there
are any wetlands on the subject site. If the report indicates there are
wetlands, the wetlands must be delineated and shown on the survey
drawing and a wetland report submitted for city's review.
The above listed information is required for this BLA application in order to
confirm that the proposal to alter the boundary lines does not create a non -
buildable lot.
Re: Notice of incomplete application; Boundary Line Adjustment Permit at
5436 South 150 Street, Tukwila, WA; File number L02 -015.
The Department of Community Development received your Boundary Line
Adjustment application on May 2, 2002, to adjust boundary lines between four lots
located at the above referenced address.
After receipt of the requested information, we will notify you within 14 calendar
days whether your applications are complete, or if incomplete, what information
is still needed to complete the application. It is important to note that this
application will expire if we do not receive the additional information within ninety
(90) days of the date of this letter unless an extension is granted pursuant to
Section 18.104.070(E).
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington. 98188 • Phone: 206 -431 -3670 • Fax: 206 -431 -3665
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Additionally, we have started code - related review and have following comments
that need to be addressed:
1. The boundary line adjustment cannot be recorded prior to the demolition of the
existing structure as the proposal to move the boundary line reduces the
required side setback below the minimum code requirement of five feet. Please
call to discuss the timing of the demolition.
2. The plat of 'Stella A Tyler's first addition to Sterling' shows lots with the east west
dimension of 60 feet. However the BLA drawing shows dimension of 60.01 feet.
Please clarify the discrepancy
3. King County Assessors records indicate that for lots A through D, the tax ID
numbers are 873300 -0045, 0060, 0065 and 0070. Please confirm that underlying
lots have been segregated for tax purposes and include the correct numbers on
the drawing.
Further, your application will be reviewed by Public Works department and Fire
Department and they may have additional comments that will be provided to you
after their review.
If you have any questions, you can reach me at 206 -431 -3685.
Sincerely,
•
Minnie Dhaliwal
Senior Planner
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RECEIV
MAY 0 2 2002
,�E�
COMMUNI
Lot name: BNDRY
North: 10022.3262
Line CourseY N 01 -31 -44 E
North: 10160.6570
Line Course: N 88 -30 -04 W
North: 10166.9356
Line Course: S 01 -31 -53 W
North: 10025.9460
Line Course: S 89 -08 -11 E
North: 10022.3277
Perimeter: 759.51
Mapcheck Closure - (Uses
Error Closure: 0.0079
Error North: 0.00146
Precision 1: 96,456.04
Area: 33,535 sq.ft.± 0.77 acres
Overall density' equals 5 units per acre.
East: 19999.4029
Length: 138.38
East: 20003.0950
Length: 240.03
East: 19763.1471
Length: 141.04
East: 19759.3779
Length: 240.06
East: 19999.4106
listed courses, radii, and deltas)
Course: N 79 -19 -49 E
East: 0.00774
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Lot name: ROW
North: 9996.3342
Line Course: N 88 -29 -53 W
North: 10002.6258
Line Course: N 01 -31 -53 E
North: 10025.9475
Line Course: S 89 -08 -11 E
North: 10022.3292
Line Course: S 01 -31 -44 W
North: 9996.3385
Perimeter: 529.43 Area
M Closure - (Uses listed
Error Closure: 0.0066
Error North: 0.00433
Precision 1: 80,246.73
East: 19998.
Length: 240.04
East:
Length: 23.33
East:
Length: 240.06
East:
Length: 26.00
East:
7092
19758.7516
19759.3751
19999.4078
19998.7141
: 5,920 sq.ft.± 0.14 acres
courses, radii, and deltas)
Course: N 49 -00 -02 E
East: 0.00498
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Lot name: NEW "A"
North: 10024.9192
Line Course: N 01 -31 -51 E
North: 10165.1591
Line Course: N 88 -30 -04 W
North: 10166.9381
Line Course: S 01 -31 -53 W
North: 10025.9485
Line Course: S 89 -08 -11 E
North: 10024.9234
Mapcheck Closure - (Uses listed
Error Closure: 0.0072
Error North: 0.00421
Precision 1: 57,836.25
East: 19827.3801
Length: 140.29
East:
68.01
East:
141.04
East:
68.01
East:
Length:
Length:
Length:
19831.1280
19763.1412
19759.3720
19827.3743
Perimeter: 417.35 Area: 9,566 sq.ft.± 0.22 acres
courses, radii, and deltas)
Course: N 54 -16 -16 W
East: - 0.00586
Lot name: NEW "B"
Line
Line
Line
Line
Mapcheck Closure - (Uses
Error Closure: 0.0070
Error North: 0.00428
Precision 1: 54,194.72
North: 10024.9192
Course: N 01 -31 -51 E
North: 10165.1591
Course: S 88 -30 -04 E
North: 10163.8248
Course: S 01 -31 -48 W
North: 10024.1547
Course: N 89 -08 -11 W
North: 10024.9235
Perimeter: 382.03
East: 19827.3801
Length:
Length:
Length:
Length:
140.29
East:
51.01
East:
139.72
East:
51.01
East:
19831.1280
19882.1205
19878.3899
19827.3857
Area: 7,141 sq.ft.± 0.16 acres
listed courses, radii, and deltas)
Course: N 52 -35 -29 E
East: 0.00560
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Lot name: NEW "C"
North: 10024.1503
Line Course: N 01 -31 -48 E
North: 10163.8205
Line Course: S 88 -30 -04 E
North: 10162.4862
Line Course: S 01 -31 -46 W
North: 10023.3858
Line Course: N 89 -08 -11 W
North: 10024.1546
Perimeter: 380.90
Mapcheck Closure - (Uses
Error Closure: 0.0065
Error North: 0.00430
Precision 1: 58,364.36
Area
East: 19878.3880
Length: 139.72
East: 19882.1186
Length: 51.01
East: 19933.1111
Length: 139.15
East: 19929.3971
Length: 51.01
East:' 19878.3929
: 7,113 sq.ft.± 0.16 acres
listed courses, radii, and deltas)
Course: N 48 -46 -28 E
East: 0.00491
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Lot name: NEW "D"
North: 10022.3262
Line Course: N 01 -31 -44 E
North: 10160.6570
Line Course: N 88 -30 -04 W
North: 10162.4883
Line Course: S 01 -31 -46 W
North: 10023.3878
, Line Course: S 89 -08 -11 E
North: 10022.3326
East: 19999.4029
Length: 138.38
East:
70.01
East:
139.15
East:
70.01
East:
Length:
Length:
Length:
20003.0950
19933.1089
19929.3949
19999.3970
Perimeter: 417.56 Area: 9,715 sq.ft.± 0.22 acres
Mapcheck Closure - (Uses listed courses, radii, and deltas)
Error Closure: 0.0087 Course: N 42-40-13 W
Error North: 0.00639 East: - 0.00589
Precision 1: 48,043.40
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Lot name: OLD "A"
Line
Line
Line
Line
North: 10025.0398
Course: N 01 -31 -51 E
North: 10165.3597
Course: N 88 -30 -04 W
North: 10166.9294
Course: S 01 -31 -53 W
North: 10025.9398
Course: S 89 -08 -11 E
North: 10025.0353
Perimeter: 401.44 Area: 8,444 sq.ft.± 0.19 acres
Mapcheck Closure - (Uses listed
Error Closure: 0.0071
Error North: - 0.00450
Precision 1: 56,201.88
East: 198,19.3805
Length: 140.37
East: 19823.1305
Length: 60.01
East: 19763.1410
Length: 141.04
East: 19759.3718
Length: 60.01
East: 19819.3750
courses, radii, and deltas)
Course: S 50 -58 -49 W
East: - 0.00555
. u:• s: �: 1. c1Tk%. if »:Y93/%1.�iY�+ujl.+.i.t:`x);:� 141i'u;rtJJha'.e+'u':.M1'L:J:�
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Lot name: OLD "B"
North: 10025.0398
Line Course: N 01 -31 -51 E
North: 10165.3597
Line Course: S 88 -30 -04 E
North:' 10163.7900
Line Course: S 01 -31 -48 W
North: 10024.1298
Line Course: N 89 -08 -11 W
North: 10025.0343
East: 19819.3805
Length: 140.37
East: 19823.1305
Length: 60.01
East: 19883.1199
Length: 139.71
East: 19879.3896
Length: 60.01
East: 19819.3865'
Perimeter: 400.11 Area: 8,404 sq.ft.± 0.19 acres
Mapcheck Closure - (Uses listed courses, radii, and deltas)
Error Closure: 0.0081 Course: S 47 -08 -38 E
Error North: - 0.00552 East: 0.00595
Precision 1: 49,324.01
v4a ufY:: *:i:�.�'stil .:. "' Sfl �iGaiLT "wa`k l:; C' Yiu fNL1 ?Li�Ts:%
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Lot name: OLD "C"
North: 10023.2308
Line Course: N 01-31-46 E
North: 10162.2212
Line. Course: N 88-30-04 W
North: 10163.7909
Line Course: S 01-31-48 W
North: 10024.1307
Line Course: S 89-08-11 E
North: 10023.223'
Perimeter: 398.78
Mapcheck Closure - (Uses listed
Error Closure: 0.0071
Error North: -0.00450
Precision 1: 56,002.69
East: 19939
Length: 139.04
East
Length: 60.01
East
Length: 139.71
East
Length: 60.01
East
.3954
: 19943.1065
: 19883.1170
: 19879.3867
: 19939.3899
Area: 8,364 sq.ft.± 0.19 acres
courses, radii, and deltas)
Course: S 50-49-39 W
East: -0.00552
Lot name: OLD "D"
Line
Line
Line
Line
North:. 10023.2308
Course: N 01 -31 -46 E
North: 10162.2212
Course: S 88 -30 -04 E
North: 10160.6515
Course: S 01 -31 -44 W
North: 10022.3208
Course: N 89 -08 -11 W
North: 10023.2253
East: 19939.
Length: 139.04
East:
Length: 60.01
East:
Length: 138.38
East:
Length: 60.01
East:
3954
19943.1065
20003.0960
19999.4038
19939.4007
Perimeter: 397.44 Area: 8,324 sq.ft.± 0.19 acres
Mapcheck Closure - (Uses listed courses, radii, and deltas)
Error Closure: 0.0076 Course: S 43 -37 -27 E
Error North: - 0.00550 East: 0.00524
Precision 1: 52,324.88
: iabr..:. i.! N: dt(:. d:•.: t' kl. �ri�'; NiA+,(..{. v; icciaW,[ atrsa:: Sn:. uw:<.•: e.. ;+::.vs�JV.:..w.:+:4nr..m.+.�sW u..r.u.lai
May-24-02 01:44P Laker'-dge Development
January 30, 2002
Very Truly,
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The site plan incorrectly identifies the top of channel as the width of the entire ditch I- _
Swale, which divides the properties in a north -south direction. The actual average ? 1-
channel width is 2'9 ", determined by measuring the width of stream flow, on January 27, z O
2002, at six locations. The on -site stream is 275 feet long. The stream originates at the D.
outflow of a culvert, at the north property 'inn. The bottom of the stream channel is U
vegetated with creeping buttercup and grasses, indicating very infrequent flows. ,0
The Lower Duwamish River, WRCA 9 map does not show any stream in this location. 0
The stream is an intermittent tributary of the Green River, connecting to the Green River u.
via culverts under Hwy. 405, road ditches and associated wetlands. Fish passage is w z'
unlikely. tj co
"1'he City of Tukwila uses a "watercourse" rating system based on habitat functions. It is z
Our understanding that the city and applicant have already agreed that the stream is a
Type 3 Watercourse. City of Tukwila Municipal Code, 18.45.040.C.2.c., requires a 15-
foot wide buffer for Type 3 Watercourses. the buffer should be shown as extending
from a corrected channel width. The site plan could be revised to show the channel based
on the average width from, the centerline of the channel.
To Whoin It May Concern
City of Tukwila
6300 Southcenter Blvd., Suite # 100
Tukwila, Washington 98188
RE: The Junction, Lot 3 & 4, Stella A. Tylet's First Addition To Sterling
To Whom It May Concern:
(')=11
Jeffery S. Jones
Certified 1'A o fessional Wetland Scientist
cc: Wayne Jones, L.akeridge Development.::nc.
3408 52nd Place, 14,E.
T A C O tvI A, w A s 1~: I N c T O N 9 8 4 2 2
253 - 942 - 7131 /FAX 253 -942 -7132
42.5 28 X232 P.O1
City of Tukwila
PLANNING DIVISION COMMENTS z
w
re DATE: January 7, 2002 - o
APPLICANT: Don Tryon a
RE: Lower Junction Lot 3 (D01 -393) w =
Lower Junction Lot 4 (D01 -394) - I-
Single Family Residential Permit Applications
ADDRESS: S. 150th Street 2
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Our records indicate that a Type 3 Watercourse is located along the shared property line o - .
between Lot 3 and Lot 4. Per our Sensitive Areas Ordinance, no structure may be built w
within 25 feet of the ordinary high watermark on either side of that watercourse. o
This 25 -foot zone is comprised of a 15 -foot watercourse buffer plus an additional 10 -foot
id z co
residential construction setback from that buffer (per TMC 18.45.040(C)(2) and (3)). We o
are enclosing a copy of the Sensitive Areas Ordinance for your reference. o i--
Please review the following comments listed below and submit your revisions
accordingly. If you have any questions on the requested revision, Deb Ritter is the
planner assigned to the file and can be reached at 206 -431 -3663.
1. Required Buffers
2. Buffer Reductions
The Director of Community Development may approve a request for a 5 -foot reduction in
the 15 -foot watercourse buffer so long as the buffer does not contain slopes that are 20%
or greater. The reduction in the watercourse buffer to 10 feet in width would also be
conditioned upon approval of a buffer enhancement plan (see TMC 18.45.040(C)(4)).
Additionally, the Director may reduce or waive the 10 -foot residential construction setback
when a site plan demonstrates there will be no impacts to the buffer zone (per TMC
18.45.040(C)(3)(b).
Therefore, if these conditions can be satisfied, it may be possible to obtain permission for
a 10 -foot watercourse buffer with a 5 -foot residential construction setback for each lot,
respectively. If approved the reductions would appear to allow for a house approximately
30 feet wide on Lot 3 and approximately 35 feet wide on Lot 4 (allowing for the other
required rear, front and side setbacks).
We have enclosed an application packet for requesting reductions in setbacks and
buffers. Any such request(s) must be submitted by the applicant and approved by the
Director prior to the issuance of any building permits.
6300 Southcenter Boulevard, Suite #100 • Tukwila, itashingron 96188 • P!ione:: 20c 431 •.070 • Fax: 206 - 431 - 3665
Steven M. Mullet, Mayor
AMIN
Department of Community Development Steve Lancaster, Director
Don Tryon
D01 -393 & D01 -394
January 7, 2002
Page 2
Next Step
For the reasons outlined above, your applications cannot be approved as submitted. You
must revise the building plans in both applications in order to meet all required setbacks.
You may wish to consider some of the following options:
Revise the building plans to accommodate the required buffers and setbacks as
described in Item 1 above, without seeking a reduction in their width.
Request a reduction in the watercourse buffer and residential construction setback
on Lot 3 and Lot 4 using the enclosed application packet. The required
documentation for a reduction request is listed in the packet and includes a site
plan showing building footprints and all setbacks /buffers.
4 Y+'.,idt e'.'tic: +.:"d5)I;:k55� %., x.::. 5irfi T' e, J�a' �rn"' �Y� 4n ttri 1:+ 1: a'. Ai.". Z!'._ ti. c>. i.;: t.+. r: b::.': iS; w. i :t�.::G_iG:3i3;t.`a - �+.1.
,
FOR STAFF USE ONLY Sierra Type: P.- BLA/LC .. • RECEIVED . •
Plattner: M A : 4 _LN:
1..416 l
Fie Number: • L. 2, ...pi
MAY :0.2 2002
Application (Date:
)
,
Project File Number:
(,;QNIMU(VI
Application Inc (Date:
f o2.
f
•
Other File Numbers: D 01 •
3 9
: •
.. w►b
2.3 .
APPLICATION
NAr O FPROJECTDEVEIOPMENT: Junction :West. Lot Line Adjustment •
• LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision,
• access street, and nearest intersection.: .LIST ALL TAXLOTNUMBERS.
5436 S. 150th St.
•
Parcel No. 's 873300 -0041 , 873300 -0060, 87 -0065
Quarter. `• Section: 2 3 Township: 23. ken
ange: : 4
(This information may be found on your tax statement.)
• DEVELOPMENT COORDINATOR : •
• The individual who •
• has decision making authority on behalf of the applicant in meetings with City staff,
• has full responsibility, for identifying and satisfying all relevant and sometimes overlapping development standards,
is th primary contact with the City, to whom all notices and reports will be sent,
Wayne 'Jones , Jr:
98055
(425) 228 - 7232. L/ f�
Date:
Name: Wm •
Addr
Phone:
Gvw,r epagetn,k,:ita{JedlowsiainAr noc, MWM
CITY OF 'TUKWILA BOUNDARY' LINE
Department of Community Development
6300 Southcent Tukwila, WA 98188 ADJUSTMENT/LOT
Telephone:. (206) 431-3670 FAX (206) 431 -3665. CONSOLIDATION
E -mail: tukplanRci.tukwila.wa :us ' .
•
-'0. `. 146, Reritonn; ,'WA
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CITY OF TUKWILA,
KING COUNTY, WASHINGTON
LOT LINE ADJUSTMENT
FILE No. LO2 -015
DECLARATION
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IMAM 1 070:0 oa■l7n.e ..a an.n rlo.i w n 0° a
- )030101
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PAUL E. MORROW
314TE °E AU0114I00
110TAM ^• -R4111:
60.00 1./1111•••.11
APPROVALS
CRY OF TUKWILA
CYA0IED AND APPROVED Ins Ig DA, a I10t00LIYt 2001:
VC ,1aRMS D1RE01 r Of x02(149 --
EYAWIEO AND APPRDOO 11152.1 007 0 6M1.f.Adi 2001
•,
PLANNING 0111[0501. Of7 CP TUOKLA
KNO COUNTY DEPARTMENT OF ASSESSI.
£000••100 MG APPROVED 1105 _ 0901 or _ 20_
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LAND SURVEYOR'S CERTIFICATE
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STREAM CENTERLINE PROFILE
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N8870'04'W 460.35'
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60.01'
i
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s
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DC 11000ANY O 420 SI1MT 0 BASED 1101 M I.ICDAFO SSISCZ NO
SC COO HORS 9000..0SOBIm BY =NAM L SOMIRIR W 020 .O1.
5 MKLO C. SOCE01 . 0110501 IL lOt M 1' 1001 4050 11011 AS ACCOHCS
HEIQO. MC 9105 THAT MAC 20T 0 COA.CSO 111.140 SAO 11220110100 SA M,..
L DALEY— MORROW— POSLETE. INC.
72. AMU. WAY MITI Q D
INAsH•5•11. sawn
STCN1 WAIN
154112515.202-5.020205004202105520 SLOE 000 R.
s1MLST 20810 - CC
GmM 20 20[10 CC - BAS FEET
LEFT SEC OWE 0' 20010 CC - ].ST : 1
NGIT S20 9.20E CF 20[101 6 - 201 1
L9C YI■MCS =ATIC.. WAO!? Cr HOST 0f11 11 202101 ..051 CFS
ENGINEERING - SURVEYING
LAND PLANNING
LAKERIDGE DEVELOPMENT INC.
Ea WS 140. MN01. M. 107
5502 110 101110 -070
STREAM CROSS SECTIONS MO PROFILE
JUNCTION WEST
GPO
• 1' - 30 1 2-32C1101
30 ax >m
NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN
THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT.
14251510 vn.NN.
SEPI6 ton
Kw,
PLAT OF STELLA A. TYLER'S FIRST 4b/7I47ION TO :
CI
t
This p'ot of :Stella A. Tyler. /irt Addition
to Sterhirg comprises od of tract // of Sea/heLard
Compnny.i S Acre Tract it section 2.3, Twp 2 9N, R.
4E. WM. Kng County, Wastr/ngtan, and recorded
on page .90 w/. 6 - Records of King County.
Approved this 66th day al /Worth A.L7/9o7 ^L
Lan. R. Abraham r
Chairman Board o)'
dacnty Commisstoners .., j
✓. F,Agnew
Clerk of Bo rt>, f � V f
.S/
f? ✓..1/ iving .\ t
/4Lp oved t/0 & ;»' March A :O /•9177.• r
By ✓ fl it1 ?J'a' A'l-tj
olpt County rveyor
1
er •
DESCRIPTION.
`i=Ai rL.E. LA-JC) cOMPA...r.`'5 3 ACRE :. 7•f2A(.7.7 ",: TRACT' I
�ss•.s•z
GEL
�)1: -r .- ��L.E. 1...= �1'•::.) COM AIN:''!'5 3 ACT: i... ill
Witness.
M. Addle Tyler
DEDICATION.
Know a// men by these presents, that /,
.Sh //o A Ty /er, owner in tee simple o the /ondrem.
braced in this .Ste/b A Tyler; First Additron.10.tr-
bny ob hereby denhrr this ph/ and drf.he rby dam:
rate to the use d the vvu6be £m.rr 214. u4 eets sham
e
Oeputy
(-- )
Larded in tta!
KING COUNTY, WA.3H.
DUNN wno OUMY
unl IMUNITIU
.f Lt flit 1 wA.Y/M'��eN
wILRGrLM
i; ' ACKNOWLEDGMENT.
Star ef.Wauhbv/oni
Co of Kira //
This is to cer/iy tho%on
• ibis /B cloy of March A /907 before me, me under-
ed a notary pub',c in and for the Stale of
t h e r e o n . -.; .� W a s h i n g / o n , p e r s o n a / / y o c p e a r e d S t e / /a A. Ty /er lb
/n witness whereof / haw hereuntr/
o.amyhond .•- •in
; •rknown to be theperzon deJenbedih and who
and sea/ this day of, `C i N.D. /907 .` -. erecuted the i regomgMdtument andacknow /ed-
�ed l - I , grd /cm. that she signed and Jea/ed the some
! - -. ✓id /o A. Tyler .- as her fire and voluntary o[/ and deed / r /he
idle., and purposes therein men/timed
47464,9.\
Fled t rot request of 3/d /,(i A. Tyler
at 47 AS ofptihh, pa g<'8. c o i& el tiny Couhfjr. Wd's5-
iny/on. „ .J
/ County Auditor
/n witness whereof / have hereunto Jet my
hand and oared my offfrio/ sea/ the day and
year 17A51' above written
Signed
B. f:Hampson
hs/ory f• ,bhc fir and t£r thr,Svte
of &fasting /on nwdinfr a /.Sent%.&
�
RECEIVED
HAY 0 2 2002
COMMUNITY
DEVELOPMENT
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NOTE: GRADING AR
HOUSE DOES NOT CH
KAM'- 117.5'
)
PI'
IE
IE
EXISTING
18' COTTON
-144.
STOR
NOTE;
EXISTING j
24' COTT04
1
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W
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-DG 6" W.
-
RIM PE II
RIM 41.78
SAN SdWE
STUB Id 136
WATERIMET
6; NOTE Mr,
IE=
pF.H. 138.80
= 136.43(E)
= 136.38(S)
1:4 1-114
'' 1
EXIS'ING
1 20' LL
14
�C \1'hi
$-
EXISTING
18' COTTONWOOD
EXI
20
(08
1
1
TING
WILLOW
ORUED)
N88'30'04'
60.01'
10' B.
NOTE. GRADE D• • 5 NOT 1
CHANGE ALONG CHANNEL I
EXIST.
GRADE
NEW
GRADE
RE -USE EXIST.
CURB CUTS
321.2 IF 8' PVC 0 6.07X
C: -YP
RIM = 141.49
4m' -m'
IE = 136.74(S)
IE = 136.74(E)
NOTES:
1. DRIVEWAY PAVED FROM
S. 150th ST. TO GARAGE
2.5D. PIPE OF 4' NCN-
PERFORATED N -12
TESTABLE - POSSITIVE SLOPE
3. S.S. PIPE IS 6' SDR 35
ON A b% SLOPE. CLEAN
OUTS PER CITY INFRASTRUCTURE
STANDARDS.
SITE PLAN FOR LOT 4
SCALE :
SUBDIVISION :. ---
STREET ADDRESS • LOT 4, SOUTH 150th STREET
LOT AREA • 8,444 of
PLAN •. TRYON PLAN 0 2361
OUNER • ARNOLD SCHERLER
ADDRESS • C.O. KAPPLER ARCHITECTS, P.S.
PHONE • ---
TAX ' : 4- 813300 -0045
LEGAL DESCRIPTION • SEE ATTACHMENT
EXISTING
22' COTTONWOOD
5
I T—
v
CV
l
M
8 '
4. WATER SUPLY FROM
METER TO THE HOUSE
IS 3/4'. WATER METER
IS FOGTITE '1
5. WATER SUPPLY
CONNECTED TO WATER
METER SETTER
6. SITE WILL BE
PERMANENTLY
USING SEED 1 MULCH BY
BY OUNER : BY COMPLETION DATE
SETBACKS
FRONT : 20' / 30'
10'
REAR •
SIDE •
SIDE :
N88
60.01'
4'W
F.A.R. CALCULA
LOT AREA = 8,444
50% ALLOWABLE = 4,222 s
FAR. AT MAIN = 1,205 sf
UPPER = 1,162 if
GARAGE = 535 of
PORCH = 124 if
TOTAL = 3,026 sf < 4,2 2 sf
DRIVEWAY SECTION
4' EXP. AGO. CONC. DR . AY
tss MAX.
2' 5/1' CRUSHED ROCK
: 079
[G� ;11:111:D
• (tl !l11EC
1 1 F./ ,1 PLF..,
ELECTRIC EA.EMENT
REC. No. 91.6100941
CB -TYPE I
RIM = 145.08
E = 0.00
I : = 0.00 6 .01'
N89' 8'II'W
IE = 143.91
r
IONS
138.80
SSMH
S. 50th ST EIM - = 48 9
1" C.P. S.D.
1. TEMPORARY EROSION CONTROL
TO BE SIDE OF THE LOT PER 1998 KC.
SURFACE WATER DESIGN MANUAL
APPENDIX D.
REFER TO PERMIT CONDITIONS.
j0131 01143.14
FILE *. 0114314.dwg
DATE: 12/28/01
REVISED DATE:
Kappler Architects, P.S.
14311 S.S. 10th STREET
Bellevue, WA 00007
tel 425 - 041 -5320
fax 425 -041 -5310